1st Advantage MortgageAbout 75% of Berkeley County homes are owner-occupied, and the median household income is $84,358. Whatever your own numbers, compare written offers on APR, fees and total cost, and verify the lender is licensed in South Carolina before sharing details.
On this page
- Berkeley County, SC: the basics
- What Berkeley County households earn
- Renting and owning in Berkeley County
- The Berkeley County job picture
- Neighboring counties at a glance
- Berkeley County towns compared
- Room for a loan payment in Berkeley County
- More Berkeley County figures
- What the numbers mean for Berkeley County borrowers
- Before you sign
- Licensing and complaints for Berkeley County
- Nearby and statewide guides
- Frequently asked questions
Berkeley County, SC: the basics
Berkeley County is home to about 246,802 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 8th most populous of 46 county-level areas in South Carolina. Packed into 1,104 square miles, that is close to 224 residents for every square mile of land. The federal metro definitions (OMB, July 2023) place it in the Charleston-North Charleston, SC metropolitan area. The Census Bureau counts 12 places in the county (6 incorporated, 6 census-designated); the largest is Goose Creek, with about 48,078 residents, or 19% of the county.
What Berkeley County households earn
Berkeley County households have a median income of $84,358 (ACS 2020 to 2024), which ranks 4th of 46 in South Carolina.
| Households earning | Berkeley County | +/- vs South Carolina |
|---|---|---|
| Under $35,000 | 17.2% | -7.5 pts |
| $35,000 to $99,999 | 42.4% | +0.4 pts |
| $100,000 to $199,999 | 31.4% | +7.0 pts |
| $200,000 or more | 8.9% | +0.1 pts |
Some 17% of households here live on less than $35,000 a year; 40% have six-figure incomes. 9.9% of residents fall below the federal poverty line (statewide: 14.1%). The Gini index of income inequality is 0.422 (0 is perfect equality). Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Renting and owning in Berkeley County
A typical Berkeley County rental runs $1,654 a month including utilities, which is 40% above South Carolina. By the Census definition, 51% of Berkeley County renters are cost-burdened. Home values center on $310,300, or 3.7 years of median income. 75% of Berkeley County households own their home and 25% rent. Median construction year: 2002.
| Home costs | Berkeley County | South Carolina | U.S. middle county |
|---|---|---|---|
| Median gross rent | $1,654/mo | $1,180/mo | $877/mo |
| Median home value | $310,300 | $259,000 | $185,300 |
| Owners | 75% | 72% | 75% |
| Rent-burdened renters | 51% | 52% | 45% |
| Burdened owners | 24% | 26% | n/a |
| Mobile homes | 13.6% | 14.2% | n/a |
Because most Berkeley County households own, home repairs are a frequent reason to borrow. An unsecured personal loan leaves the house out of the deal, while a HELOC uses it as collateral. High rent burdens leave little slack. If you are borrowing to consolidate, make sure the new payment is lower than the ones it replaces.
The Berkeley County job picture
Education and health care employs 19% of working residents, the largest share; professional and administrative services is next with 14%. Compared with South Carolina, the county leans toward professional and administrative services (14% against 12%). ACS puts five-year average unemployment at 3.2% in Berkeley County. Long commutes are common here: 21% of workers spend 45 minutes or longer getting to work.
| Industry | Share of Berkeley County workers | vs South Carolina |
|---|---|---|
| Education and health care | 18.6% | -3.5 pts |
| Professional and administrative services | 13.9% | +2.4 pts |
| Manufacturing | 12.7% | -0.4 pts |
| Retail trade | 11.2% | 0.0 pts |
| Construction | 8.5% | +1.3 pts |
| Arts, lodging and food service | 8.2% | -0.9 pts |
Where long drives are the norm, a car repair is one of the most common surprise bills. A small repair fund can keep a breakdown from turning into a loan.
Neighboring counties at a glance
Nearest neighbors first, measured between county centers (27 to 48 miles). 1 of the six report a higher median household income than Berkeley County; Charleston County is highest at $88,494 and Williamsburg County lowest at $46,213.
| County | Miles | Median household income | Median rent | Homeownership |
|---|---|---|---|---|
| Berkeley County | - | $84,358 | $1,654/mo | 75% |
| Dorchester County, SC | 27 mi | $78,198 | $1,463/mo | 76% |
| Charleston County, SC | 28 mi | $88,494 | $1,620/mo | 64% |
| Williamsburg County, SC | 32 mi | $46,213 | $765/mo | 76% |
| Clarendon County, SC | 35 mi | $52,401 | $763/mo | 73% |
| Georgetown County, SC | 41 mi | $68,713 | $1,204/mo | 84% |
| Colleton County, SC | 48 mi | $51,114 | $949/mo | 73% |
Berkeley County towns compared
The table lists the 12 largest of 12 Census places in Berkeley County, by population. Together all 12 hold about 116,468 people, so roughly 53% of residents live outside any named place. Incomes vary by place: $137,070 at the median in Pimlico, $47,604 in Bonneau. No Berkeley County place has a separate guide yet; this county page serves all 12.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Goose Creek | city | 48,078 | $88,178 | $1,690 | 15 mi |
| Hanahan | city | 21,452 | $87,984 | $1,412 | 19 mi |
| Ladson | CDP | 16,140 | $78,760 | $1,785 | 16 mi |
| Moncks Corner | town | 15,485 | $91,500 | $1,307 | 2 mi |
| Sangaree | CDP | 8,681 | $77,673 | $1,419 | 16 mi |
| Pimlico | CDP | 1,765 | $137,070 | n/a | 8 mi |
| Bonneau Beach | CDP | 1,516 | $60,865 | $1,548 | 8 mi |
| St. Stephen | town | 1,462 | $65,370 | $1,148 | 14 mi |
| Pinopolis | CDP | 854 | $122,530 | n/a | 5 mi |
| Bonneau | town | 581 | $47,604 | $1,181 | 7 mi |
| Russellville | CDP | 392 | n/a | n/a | 13 mi |
| Jamestown | town | 62 | n/a | n/a | 16 mi |
Room for a loan payment in Berkeley County
The debt-to-income ratio is the main affordability test lenders use. Applied to Berkeley County's medians:
- Start: $7,030 gross per month ($84,358 / 12)
- Rent at the median, $1,654, takes 24% of that
- 36% debt-to-income limit: $877 left for all other debt payments
- 43% debt-to-income limit: $1,369 left for all other debt payments
If your rent is above $1,654, the room shrinks dollar for dollar.
More Berkeley County figures
College graduates make up 31% of the adult population. About 9% go without health insurance.
| Indicator | Berkeley County | All of South Carolina | U.S. county median |
|---|---|---|---|
| Median age | 36.9 | 40.2 | 41.5 |
| Bachelor's or higher | 31.0% | 32.1% | 22.2% |
| No high school diploma | 8.8% | 9.9% | n/a |
| No health insurance | 9.2% | 9.6% | 7.8% |
| No vehicle | 4.0% | 5.7% | 5.4% |
| Work from home | 12.4% | 11.5% | 8.7% |
| Poverty rate | 9.9% | 14.1% | 13.2% |
| Unemployment (ACS) | 3.2% | 4.9% | 4.4% |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 17.5% |
| 15 to 29 min | 34.9% |
| 30 to 44 min | 26.3% |
| 45 to 59 min | 11.8% |
| 60+ min | 9.5% |
What the numbers mean for Berkeley County borrowers
What the Berkeley County figures suggest, and what to check first:
- Vehicle repairs. 21% of Berkeley County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Mobile home upkeep. 14% of units fall in this category; roof, skirting and HVAC jobs are common reasons to borrow.
- Strong incomes, long terms. 40% of Berkeley County households earn $100,000+. The risk is a term that outlasts the need.
- Rent squeeze. 51% of renters spend 30%+ of income on rent; borrow only if the loan cuts what you pay overall.
Before you sign
Four checks before you sign anything:
- Size the loan to the bill, not to the most a lender offers.
- Shop at least three lenders, including one Berkeley County-area credit union.
- Verify the South Carolina license before giving out your Social Security number.
- Lock paid-off cards after consolidating so balances stay at zero.
Licensing and complaints for Berkeley County
Berkeley County borrowers fall under statewide rules, enforced by the South Carolina State Board of Financial Institutions. Consumer lending in South Carolina is also overseen by the Consumer Finance Division of the State Board of Financial Institutions. Problems with a lender can also go to the CFPB. See the South Carolina state guide for the statewide picture.
Nearby and statewide guides
The South Carolina guide covers the whole state.
Frequently asked questions
Is Berkeley County a high-income county?
Its $84,358 median ranks 4th of 46 South Carolina counties and compares with $65,681 for the median U.S. county.
How much is rent in Berkeley County?
Median gross rent, utilities included, is $1,654 a month; 51% of renters spend 30% or more of income on it.
Does this page cover Goose Creek?
Yes, along with the other 11 Census places in Berkeley County, such as Hanahan, Ladson, Moncks Corner.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Berkeley County or elsewhere in South Carolina, the same rules apply.
Who regulates personal lenders for Berkeley County residents?
The South Carolina State Board of Financial Institutions licenses consumer lenders in South Carolina; the CFPB takes complaints about any lender, and the FTC wants to hear about fee-first offers.