Location: Lee County, SC | Metro: Darlington County, SC HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $850 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,280 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $101,496 | 1.05% | B |
| 3BR | $1,280 | $201,170 | 0.64% | D |
| 4BR | $1,490 | $328,559 | 0.45% | F |
| 5BR | $1,728 | $423,253 | 0.41% | F |
U.S. Census Bureau data (2024)
In Hartsville, SC (ZIP 29550), the real estate market presents a unique setup for both short-term and long-term investors. The median home value stands at $178,557, indicating a relatively affordable housing market. However, the fact that only 0.2% of listings have been reduced signals strong seller pricing power. This low percentage of price reductions suggests that homes are selling close to their asking prices, or at least without significant concessions, which points to a stable demand environment.
The median days on market (DOM) being listed as N/A can be interpreted in two ways: either there is a very quick turnover rate, or the data is insufficient to provide an accurate median. In either case, it supports the notion of a robust sales pace, which further reinforces the idea of strong seller's market conditions. Landlords and small-portfolio investors should take note that the current market dynamics favor maintaining or slightly increasing asking prices, especially when considering the limited number of price reductions.
On the rental side, the Fair Market Rent (FMR) for ZIP 29550 is projected to be $960 for fiscal year 2024, compared to the current market rent of $884 according to Census ACS data. This indicates a potential upward pressure on rental rates, aligning with the broader trend of rising rents across the country. Investors should consider adjusting their rental prices closer to the FMR to capitalize on this trend, as it reflects the economic reality of what tenants can afford in the area.
For long-hold investors, the realistic appreciation thesis is anchored in the gradual increase in property values driven by the local economy and population growth. Hartsville's median home value is likely to appreciate slowly but steadily over the next 12-24 months, following the national trend of modest property value increases. The gap between the FMR and current market rent also suggests that rental income could outpace inflation, providing a solid cash flow and potential for higher returns on investment.
Investors should monitor local economic indicators, such as job growth and migration patterns, to better understand how they might influence future property values and rental rates. With a balanced approach to pricing and rental adjustments, long-term investors can expect to see gradual gains in both equity and income from their properties in Hartsville, SC.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.