Construction Manager in Rock Hill, SC

The Salary Picture: Where Rock Hill Stands

As a local who’s watched the skyline evolve from the textile mills of Old Town to the new mixed-use developments near Winthrop, I can tell you this: Rock Hill’s construction market is quietly heating up. The city’s median salary for Construction Managers sits at $107,236/year, translating to an hourly rate of $51.56. That’s slightly below the national average of $108,210/year, but don’t let that fool you—the cost of living here (index of 97.0) works in your favor. When you factor in South Carolina’s lower tax burden and the lack of state-level personal income tax on wages, your real earning power is strong.

Breaking it down by experience, the local market pays competitively. Here’s how the salary ladder typically looks in the Rock Hill metro area:

Experience Level	Typical Years in Field	Rock Hill Median Salary	Notes
Entry-Level	0-3 years	$72,000 - $89,000	Often starts as Assistant PM or Superintendent. High demand for tech-savvy grads.
Mid-Career	4-9 years	$95,000 - $115,000	This is the sweet spot. You’re leading projects but not yet in executive leadership.
Senior	10-19 years	$120,000 - $145,000	Managing multiple large-scale projects, often for regional firms.
Expert/Executive	20+ years	$145,000+	Director-level roles, specialty consulting, or owning your own firm.

Insider Tip: The 8% job growth over the next decade is driven by two key factors: the continued expansion of the Rock Hill International Technology Park (near the I-77/I-74 interchange) and the city’s aggressive push for residential infill in areas like the Knowledge Park district. There are currently 151 active job openings for Construction Managers in the metro area, which is a healthy number for a city of this size.

Compared to other South Carolina cities, Rock Hill offers a compelling balance. Charleston and Greenville have higher median salaries (often $115k+), but their cost of living and housing markets are significantly more expensive. Columbia, the state capital, is closer in both salary and cost, but Rock Hill’s proximity to Charlotte (just 25 miles south) gives it access to a larger project ecosystem without the Charlotte price tag. For a mid-career manager, $107,236 in Rock Hill often feels more substantial than $112,000 in a higher-cost city.

The Real Take-Home: After Taxes and Rent

Let’s get real about take-home pay. For a Construction Manager earning the median salary of $107,236, living in Rock Hill is financially manageable, but it requires smart budgeting. South Carolina has a progressive income tax (ranging from 0% to 7%), but property taxes are relatively low. For a single filer, estimated monthly take-home after federal, state, and FICA taxes is roughly $6,400 - $6,700.

Here’s a sample monthly budget breakdown for a single person earning the median salary:

Expense Category	Estimated Monthly Cost	Notes
Take-Home Pay	~$6,550	After taxes; varies by deductions.
Rent (1BR Average)	$1,067	A solid 1BR in a safe area like Cherry Park or Fountainside.
Utilities (Electric, Water, Internet)	$250	Varies seasonally; summer A/C can push this higher.
Groceries	$450	For one person, shopping at local grocers like The Fresh Market or Food Lion.
Transportation (Car, Gas, Insurance)	$550	Essential in Rock Hill. No real public transit to speak of.
Health Insurance (Employer Plan)	$350	Varies wildly; this is a conservative estimate.
Retirement Savings (10%)	$894	Critical for long-term stability.
Discretionary (Entertainment, Dining, etc.)	$1,000	More than enough to enjoy local spots like The Cure or Old Town Rock Hill.
Total Expenses	~$4,561
Remaining / Savings Buffer	~$1,989	For emergency fund, travel, or down payment.

Can they afford to buy a home? Absolutely. The median home price in Rock Hill is approximately $275,000. With a 20% down payment ($55,000), a 30-year mortgage at current rates (around 6.5%) would have a monthly payment of ~$1,380. Including property taxes and insurance, you’re looking at ~$1,600/month—only slightly more than the average rent. Given your monthly surplus of ~$2,000, saving for a down payment is realistic within 2-3 years if you prioritize savings. Neighborhoods like Sunset Park or India Hook offer great value for professionals.

Where the Jobs Are: Rock Hill's Major Employers

The job market here is a mix of local firms, regional builders, and national companies with local offices. The 151 jobs in the metro are concentrated in commercial, institutional, and residential sectors. Here are the key employers you need to know:

1. Blythe Development Company: A major regional contractor based in Charlotte with significant operations in Rock Hill. They specialize in commercial and public works projects. They’re often hiring for Project Managers to oversee office park and retail build-outs near the I-77 corridor. Hiring Trend: Steady growth, focused on projects in the Rock Hill International Technology Park.

2. The Mertins Company: A beloved local firm with over 60 years of history. They handle everything from custom homes to commercial renovations in historic Old Town. This is a great place for a manager who appreciates craftsmanship and community ties. Hiring Trend: Looking for senior PMs with experience in historic preservation and adaptive reuse.

3. Cleveland Construction: A national contractor with a strong presence in the Carolinas. Their Rock Hill office manages large-scale industrial and logistics projects. If you have experience with tilt-up concrete or warehouse construction, this is your spot. Hiring Trend: Increased hiring due to e-commerce logistics growth along the I-77 corridor.

4. City of Rock Hill (Public Works Department): The city itself is a major employer. They manage infrastructure projects—road expansions, sewer upgrades, and public facility construction. The pay is stable with excellent benefits. Hiring Trend: Consistent hiring driven by the city’s Capital Improvement Plan, which includes major investments in the Knowledge Park and downtown revitalization.

5. LGE Community Credit Union: While not a construction firm, LGE is a major local institution that is constantly expanding its footprint. They have an in-house facilities team that hires Construction Managers for branch renovations and new builds. Hiring Trend: Steady, as they continue to grow their presence in the Carolinas.

6. Cherokee Construction: A Rock Hill staple for over 40 years, specializing in municipal and school projects. They are deeply connected with York County School District and York Technical College. Hiring Trend: Active in school bond projects; hiring is cyclical but reliable.

Insider Tip: The best jobs are often filled through local networks. Join the Carolinas Associated General Contractors (AGC) Chapter and attend events at the Rock Hill Chamber of Commerce. Many positions at firms like Blythe and Mertins never hit a job board.

Getting Licensed in SC

South Carolina requires a Construction Manager to hold a state license if they are acting as the "prime contractor" or "construction manager at risk" on a project. The license is issued by the South Carolina Contractors Licensing Board.

Requirements:

• Financial Responsibility: Proof of a net worth of at least $20,000 or a surety bond.
• Experience: A minimum of four years of experience in the construction field within the last 10 years. A bachelor’s degree in construction management or engineering can substitute for up to two years of experience.
• Exam: Pass the South Carolina Construction Manager examination (administered by Pearson VUE). The exam covers project management, contracts, safety, and South Carolina-specific laws.
• Insurance: Must carry general liability insurance (minimum $100,000 per occurrence).

Costs:

• Exam Fee: $125
• License Application Fee: $100
• Background Check: ~$45
• Surety Bond (if applicable): Varies by credit, but expect $500-$1,000 annually.
• Insurance: Varies significantly by project scope, but budget $2,000-$5,000+ annually for general liability.

Timeline to Get Started:

1. Gather Documents (1-2 months): Collect experience verification, transcripts (if using education), and financial statements.
2. Apply for Exam (1 month): Submit your application to the SC Licensing Board. They review and approve you to sit for the exam.
3. Study & Pass Exam (2-3 months): The exam is not easy. Many candidates take a prep course. The pass rate is around 65%.
4. Obtain License (1 month): After passing, submit the final paperwork and fees.

Total Estimated Time: 5-7 months from start to finish. Pro Tip: Start the process before you move. You can often take the Pearson VUE exam in your current state. The SC Licensing Board website is your bible—check it frequently for updates.

Best Neighborhoods for Construction Managers

Where you live matters for your commute and lifestyle. Rock Hill is a driving city, but the traffic is manageable compared to Charlotte. Here’s a breakdown of top neighborhoods for a Construction Manager earning the median salary:

Neighborhood	Vibe & Commute	Rent (1BR)	Why It’s a Fit
Cherry Park	Established, family-friendly, with mature trees and older brick homes. 10-15 min drive to downtown or I-77.	$1,000 - $1,200	Great value. Quiet streets, close to Cherry Park (the city’s namesake), and solid schools. Easy commute to most job sites.
The Fountainside / Riverwalk	Newer, walkable, modern apartments and townhomes along the Catawba River. 12-18 min to downtown.	$1,200 - $1,450	For those who want a more active, social scene. Near the Riverwalk trail and easy access to I-77. A bit pricier but popular with young professionals.
Sunset Park	A hidden gem. Mid-century homes, very active neighborhood association, close to Winthrop University. 8-12 min to downtown.	$950 - $1,150	Offers a strong community feel. Excellent access to downtown restaurants and the burgeoning Knowledge Park. Good balance of affordability and charm.
India Hook	Suburban, family-oriented, with good schools and larger lots. 15-20 min to downtown, 25 min to Charlotte.	$1,100 - $1,300	Best for managers with families or those who prefer more space and a quieter, suburban feel. Close to the Rock Hill Galleria mall and amenities.
Old Town	Historic, walkable, trendy. Directly in the heart of downtown’s revival. 5 min walk to work if your office is here.	$1,300+	The premium choice for urban lovers. You pay more for the character and location. Ideal if you work for a firm in the downtown core.

Insider Tip: If you’re looking to buy, Sunset Park and Cherry Park are the sweet spots for value and appreciation. Old Town is for those who prioritize lifestyle over square footage.

The Long Game: Career Growth

The 8% job growth projection is solid, but your career trajectory in Rock Hill depends on specialization. The base median salary of $107,236 is just a starting point. Specialized skills can command significant premiums.

• High-Demand Specialties: Managers with LEED AP or WELL Building certification can earn 10-15% more. Experience with federal projects (like those at nearby Fort Mill or Rock Hill’s own public works) is also a premium skill. Heavy civil (roads, utilities) experience is in high demand due to infrastructure spending.
• Advancement Paths: The standard path is from Assistant PM to Project Manager to Senior PM. However, Rock Hill’s market offers unique paths:
  1. Start Your Own Firm: The low barrier to entry (compared to larger metros) and strong local network make it possible. The 8% growth means there’s room for new, specialized firms.
  2. Move into Development: Many construction managers transition to developer roles, especially in the booming residential and mixed-use sectors in Knowledge Park and downtown.
  3. Specialty Consulting: Becoming an owner’s rep or a safety consultant for the many local industrial projects can be lucrative.

10-Year Outlook: Rock Hill is firmly on the "Charlotte's Suburb" growth track. The Knowledge Park and Tech Park will continue to expand, driving demand for commercial and tech-focused construction. The residential market will remain strong as Charlotte’s housing push spills south. Your long-term earning potential is good, especially if you build a local reputation. In 10 years, a senior specialist could easily clear $140,000 - $170,000+ in this market.

The Verdict: Is Rock Hill Right for You?

Pros	Cons
Cost of Living Advantage: Your $107,236 salary goes much further here than in Charleston, Greenville, or Charlotte.	Car Dependency: You will drive everywhere. Public transit is virtually non-existent.
Strong Job Market: 151 jobs and 8% growth indicate a healthy, expanding market.	Limited Nightlife: Compared to a major city, the social scene is quieter and more family-focused.
Ideal Location: 25 minutes from Charlotte’s amenities and airport, without the traffic and cost.	Summers Are Hot & Humid: A real factor if you spend time on job sites.
Community Feel: It’s easy to build a network and be recognized in the local industry.	Smaller Project Scale: While growing, the largest, most complex projects are still in Charlotte.
Outdoor Access: The Catawba River, Winthrop Lake, and nearby Kings Mountain State Park offer great recreation.	Schools Vary: Outside of the core, school quality can be inconsistent. A factor for families.

Final Recommendation: Rock Hill is an excellent choice for the mid-career Construction Manager (4-15 years experience) who values financial stability, community, and a manageable pace of life. It’s less ideal for someone seeking the constant buzz and scale of a major metropolis or for those who rely heavily on public transit. If you’re willing to drive and build a local reputation, the financial and professional upside is strong.

FAQs

Q: Is the market saturated with Construction Managers?
A: No. While there are 151 jobs, the steady 8% growth and the complexity of projects (from historic rehab to tech parks) mean there’s consistent demand for qualified, licensed managers. The shortage is in mid-to-senior level talent.

Q: How does the Rock Hill salary compare to Charlotte?
A: Charlotte’s median is higher (often $115,000+), but the cost of living is 15-20% higher. After housing and taxes, your take-home and savings rate in Rock Hill can be very similar, if not better, especially if you avoid a long commute into Charlotte.

Q: Do I need a license for every construction job?
A: No. You only need a SC Construction Manager license if you are the prime contractor or construction manager at risk (meaning you hold the contracts and financial responsibility). You can work as an employee (e.g., a Project Superintendent or PM) for a licensed firm without your own license. However, having it significantly increases your marketability and earning potential.

Q: What’s the best way to find a job before moving?
A: Use LinkedIn to target local firms (Blythe, Mertins, etc.), and connect with recruiters from regional offices of national firms (like Hensel Phelps or Fluor, which have project work in the area). The AGC Carolina’s Chapter website often lists openings. Be upfront about your relocation timeline.

Q: How’s the weather for site work?
A: You’ll have about 8-9 months of excellent weather. Spring and Fall are ideal. Summers are hot and humid (often 90°F+ with high humidity), so plan your site visits for early mornings. Winters are mild, with occasional ice storms that can shut down work for a day or two.

Sources: U.S. Bureau of Labor Statistics (BLS), South Carolina Department of Employment and Workforce (SCDEW), Zillow, RentCafe, U.S. Census Bureau, South Carolina Contractors Licensing Board, Carolinas AGC, Rock Hill Chamber of Commerce.