Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between South Carolina and Tennessee. Updated for 2026.
South Carolina wins 3 of 6 cost categories, making it the more affordable state for homebuyers overall. With a median home price of $305K and lower overall costs, South Carolina offers meaningful savings compared to Tennessee. Both states offer first-time buyer programs — explore the state pages for full details.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
The monthly payment difference is $209/month — that’s $2,508/year or $75K over the life of a 30-year loan. Buying in South Carolina is the more affordable option based on median home prices with identical loan terms.
Based on the 28% debt-to-income rule — your monthly housing payment should not exceed 28% of gross monthly income.
To afford the median home in Tennessee, you need a household income of approximately $104K/year. In South Carolina, you need $95K/year — less by $9K/year. The $9K difference is meaningful but manageable for dual-income households.
Home prices in South Carolina and Tennessee are relatively close, with only a 10% difference ($35K). At similar price points, your decision should focus on the other cost factors: property taxes, insurance, closing costs, and the overall quality of life each state offers. Small percentage differences in tax rates compound over decades of homeownership.
Property tax rates are similar in both states (South Carolina: 0.57%, Tennessee: 0.56%), so taxes shouldn't be the deciding factor in your relocation decision. Instead, focus on differences in home prices, insurance costs, and state-specific programs. Both states collect roughly comparable property tax revenue relative to home values.
Both states offer down payment assistance for first-time buyers. South Carolina's SC Housing Palmetto Home provides Up to $8,000 forgivable, while Tennessee's THDA Great Choice Home Loan offers Up to $25,000 DPA. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: South Carolina and Tennessee are broadly similar in housing costs, with only $209/month separating them in total PITI payments. In cases like this, your decision should be driven by lifestyle preferences — job opportunities, climate, proximity to family, and quality of life — rather than pure cost savings. Either state offers a reasonable path to homeownership.