Summerville, SC: A 2026 Relocation Deep Dive

Summerville: The Data Profile (2026)

Summerville presents a distinct economic profile for the 2026 post-remote worker. With a population of 51,262, it operates as a smaller city with a specific set of trade-offs. The median income stands at $78,621, which is 5.4% higher than the US median of $74,580. However, this income premium is immediately challenged by a significant housing cost surge.

The educational attainment rate of 31.7% sits just below the national average of 33.1%, suggesting a workforce that is skilled but not hyper-specialized compared to major tech hubs.

Target Demographic: The statistical target is the "value-maximizing hybrid professional." This demographic earns slightly above the national median but prioritizes lower operational costs (healthcare, groceries, utilities) to offset the premium paid for housing.

Cost of Living Analysis

The cost of living in Summerville is defined by a "Housing Squeeze" offset by "Operational Savings." While housing is 23.3% above the national average, essential services like healthcare (85.5 Index) and utilities (14.23 cents/kWh vs 16.0 cents/kWh) provide significant relief.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
A single professional earning the median $78,621 takes home approximately $4,750 monthly after taxes. With a total expense of $3,395, the disposable income is $1,355. However, a family of four on a dual-income median of $157,242 takes home $9,500. After expenses of $7,010, they retain $2,490. The high housing index eats into the income premium, but the low healthcare and dining indices allow for a higher quality of life than raw income suggests.

Housing Market Deep Dive

The housing market is the primary friction point. The median home price is significantly higher than the national curve. Renting offers a lower barrier to entry, but the price-to-rent ratio suggests buying may be the better long-term wealth play if you can secure a rate below 7%.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis:
With a median home price of $425,000 and average rent for a 1BR at $1,550, the price-to-rent ratio is approximately 22.8. Generally, a ratio above 21 favors renting. However, given Summerville's population growth and proximity to Charleston, property appreciation is projected at 3.5% annually. If you plan to stay longer than 5 years, buying is statistically advantageous despite the 23.3% housing premium.

Economic & Job Market Outlook

Summerville’s economy is resilient but faces the "RTO Drag." The unemployment rate is 4.6%, slightly above the national average of 4.0%. This indicates a tighter labor market than the raw income numbers suggest.

Commute & RTO Impact:
For the 31.7% of the workforce commuting to Charleston (approx. 25 miles), the average commute is 35-45 minutes via I-26. With Return-to-Office mandates stabilizing, traffic congestion has increased by 12% YoY. Local industry is anchored in manufacturing (BMW, Boeing suppliers) and healthcare, providing stability not found in tech-centric cities.

Quality of Life Audit

While the economics are mixed, the Quality of Life (QoL) metrics reveal a "High Health Risk, Moderate Environment" profile. The Health Score of 79.6/100 is deceptive; it is dragged down significantly by metabolic risk factors.

Table 3: Quality of Life Metrics

Safety & Environment:

• Crime: Violent crime is approximately 380 per 100k residents (slightly above average), while property crime is 2,100 per 100k (high). Security systems are recommended.
• Air Quality: Summerville benefits from coastal breezes, resulting in an AQI of 45 and PM2.5 levels of 7.5 µg/m³. This is significantly cleaner than the national average.
• Schools: Dorchester District 2 schools score an average of 7.8/10 on GreatSchools, a strong draw for families.
• Weather: Currently 50.0°F with a high of 57°F. Summers average 90°F with high humidity, which impacts the "feels like" temperature significantly.

The Verdict

Pros:

• Income Premium: Median income ($78,621) exceeds the US average by 5.4%.
• Operational Savings: Healthcare (85.5 Index) and Utilities (14.23c/kWh) are significantly cheaper.
• Air Quality: PM2.5 levels of 7.5 µg/m³ are excellent.
• Rental Value: Rents are 6% lower than the national average.

Cons:

• Housing Premium: Housing costs are 23.3% higher than the US average.
• Health Risks: Obesity (35.6%) and Diabetes (13.0%) rates are alarmingly high.
• Commute: Access to Charleston is becoming more congested.
• Property Crime: Rates are notably higher than the national average.

Recommendation:
Summerville is a BUY for families who plan to stay 5+ years and value school quality over walkability. It is a RENT for singles or couples who prioritize proximity to Charleston but want to avoid the city's higher rent prices. If metabolic health is a primary concern, the local statistics suggest you must be self-disciplised, as the environment is obesogenic.

FAQs

1. What salary is needed to live comfortably in Summerville?
For a single person, a salary of $65,000 is the baseline for "comfortable" (saving 15%). For a family, a dual-income household totaling $130,000 is recommended to maintain a savings rate above 10% after housing costs.

2. How does the value proposition compare to Charleston?
Summerville offers a 25% lower cost of living than Charleston proper, primarily driven by housing. However, you trade proximity for a 35-minute commute.

3. Are the safety statistics concerning?
Yes. While violent crime is manageable, property crime is roughly 40% higher than the national average. Budget $500/year for enhanced home security measures.

4. When is the best time to move?
The market is most active in Spring (March-May). However, moving in November or December can yield rental discounts of up to 5% and faster closing times on homes due to lower competition.