Western Upstate Guide

Welcome to the

Western Upstate

2026 EDITION

of South Carolina

WESTERN UPSTATE OVERVIEW Located in the northwest corner of upstate South Carolina, the Western Upstate region is rich with history, innovation, and beautiful landscapes hallmarked by several prominent lakes.

From the “Electric City” of Anderson to college town of Clemson and several small cities around, there’s something for everyone looking for easy access to lake life or destinations near the Blue Ridge Mountains. Residents enjoy a healthy mix of urban and rural living, with well-regarded schools and endless community events lending to a satisfied quality of life.

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26

The region is also known for its lakeside views along the shores of Lake Hartwell, Lake Keowee, and Lake Jocassee, making the Western Upstate ideal for those looking for everything from breathtaking lake views on large estates, to small rural towns with big-city amenities and activities.

With a strong local business community and commitment to honoring its heritage while embracing the future, the Western Upstate welcomes visitors with open arms to discover all this area has to offer.

AREA OVERVIEW The Western Upstate has great options for all types of home buyers. Whether you’re drawn to urban living, a lakefront paradise, new construction or a home with expansive acreage, you can find a property that aligns with your lifestyle here.

178

L. Jocassee

Salem

11

Pickens

L. Keowee

Easley Powdersville

183

76

Walhalla

Norris

Seneca

Clemson West Pelzer

123

Townville

385

25

Anderson

76

Hartwell Res.

Honea Path Starr Iva

Due West

178

10 72

TRANSPORTATION Airports: • Greenville-Spartanburg International Airport (GSP) • Anderson Regional Airport (KAND) serves the aviation needs of visitors, business persons, corporate executive teams, and the residents of Anderson County.

Public Transportation: • Electric City Transit: Four routes run Monday-Friday from 6:30am-6:30pm excluding major holidays.

• Clemson Area Transit (CATbus): Offers fare-free public transportation across Clemson, Central, Pendleton, and Seneca— making it easy for residents, students, and visitors to get around without a car.

HEALTHCARE Hospitals: • AnMed Health Medical Center offers multiple locations that serve the Anderson County area.

• Prisma Health Oconee Memorial Hospital offers a range of medical services in Seneca, SC. • Prisma Health Baptist Easley Hospital offers medical services in Easley, SC.

SENIOR LIVING The Western Upstate offers a wide range of options for retirement and assisted living communities. Here are a few of the many options: • North Pointe in Anderson: North Pointe offers desirable amenities and services for Anderson’s residents to enjoy their golden years in their assisted living and memory care community.

• The Willows of Easley: The Willows of Easley helps residents live life to the fullest with Independent and Assisted Living in a vibrant retirement atmosphere.

• Keowee Key: Keowee Key offers lake living for retirees with a variety of amenities and activities for its residents.

• Clemson Downs: As Clemson’s only continuing care retirement community, Clemson Downs provides a full spectrum of care on a scenic, pastoral campus.

UNIVERSITIES AND COLLEGES The Western Upstate is home to a diverse selection of higher education institutions that serve as pillars of academic excellence and economic growth. Clemson University leads the way as a nationally recognized research university, driving innovation and offering a broad range of undergraduate and graduate programs. Anderson University provides a personalized liberal arts education with strong programs in business, education, and the arts. Tri-County Technical College connects students to technical certifications and associate degrees, offering seamless pathways to four-year universities.

Erskine College and Southern Wesleyan University add to the academic richness with their focus on faith-based, liberal arts education. These institutions not only empower students to achieve their academic goals but also contribute to the region’s vibrant cultural and economic fabric.

PUBLIC SCHOOLS Public schools in the Western Upstate are known for their strong academic programs, dedicated educators, and robust extracurricular opportunities. School districts across Anderson, Oconee, and Pickens Counties prioritize student achievement and innovative teaching strategies, providing a well-rounded education from kindergarten through high school.

With award-winning programs in STEM, arts, and athletics, public schools in the area ensure that students are prepared for both college and career paths. The region also emphasizes community involvement, fostering a collaborative approach to education that benefits students and families alike.

PRIVATE SCHOOLS The Western Upstate offers a variety of private schools that cater to families seeking specialized or faith-based education.

These institutions include rigorous college preparatory schools, Christian academies, and Montessori programs, each providing unique approaches to learning and personal development. With smaller class sizes, individualized attention, and values-based curriculums, private schools in the region equip students with both academic skills and character development. For children with unique needs, the Lakes and Bridges Charter School in Easley provides a tuition-free, multisensory curriculum for children with dyslexia and related reading challenges and The Champions Center offers yearround specialized care and therapies across the region.

Neighborhood Overview

ANDERSON

Neighborhood: Anderson combines small-town charm with steady growth. Known as “The Electric City” for its early adoption of hydroelectric power, Anderson has retained its historic character, especially in the downtown area, where brick buildings house a variety of shops and eateries. With a population nearing 30,000, Anderson has a vibrant community supported by a mix of manufacturing, healthcare, and newer industries, including companies like Michelin, Bosch, and Ryobi Technologies.

Housing: Anderson’s neighborhoods offer a variety of home styles, with single-family ranches from the 20th century being the most common. Downtown’s historic district provides opportunities to purchase larger, well-established properties, while midcentury Colonial Revivals can be found in Huntington Hills. Newer traditional homes have been developed in subdivisions like Oak Hill and Smithbrook over the last two decades.

Lifestyle: Anderson residents enjoy a relaxed lifestyle with easy access to local amenities and a family-friendly atmosphere.

Community initiatives, such as Plan This City, encourage residents to participate in development efforts and voice their input at community meetings. The lower property tax rate compared to neighboring areas and the city’s mix of local events, outdoor activities, and school sports make Anderson an attractive place for those seeking a balanced, affordable lifestyle.

Linley Park

Cobbs Glen

Brookstone Meadows

Regency Park

Median Home Price

$268,427

$392,000

$520,000

$308,750

Home Price Range

$175,000-$425,000

$320,000-$600,000

$450,000-$750,000

$219,537-$475,000

Median Price Per Square Foot

N/A

$186.97

$173.39

$289.54

Median Days on Market

28

33

22

61

Linley Park, Anderson University, North Anderson Historic District

Clubhouse, Golf Course, Playground, Pool, Tennis

Clubhouse, Golf Course, Tennis, Pool, Walking Trails

Elementary School

Varies

Midway

Spearman

Centerville

Middle School

Varies

Glenview

Wren

Lakeside

High School

Varies

TL Hanna

Wren

Westside

Amenities

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed.

CLEMSON & SENECA

Neighborhoods: Clemson and Seneca share the benefits of life near Lake Hartwell and the greater Upstate region while offering their own unique appeal. Clemson offers a true college town experience, with access to academic life, the conveniences of nearby cities like Greenville and Anderson, and close proximity to Lake Hartwell. Just down the road, Seneca offers a serene lakeside setting, making it an ideal spot for those who value a more relaxed pace.

Housing: Clemson’s housing market is a mix of modern homes, student-focused properties, and lakefront estates, making it a strong choice for both year-round residents and university-connected buyers. The area includes everything from walkable neighborhoods near campus to more private retreats with views of Lake Hartwell. Nearby, Seneca offers a blend of suburban and lakeside living with a variety of price points and home styles.

Lifestyle: Living in Clemson or Seneca provides endless opportunities for recreation. Residents can indulge in boating, fishing, or simply enjoying campus life and the gorgeous surroundings of Lake Hartwell. Hiking, outdoor festivals, and cultural events add to the appeal—whether it’s attending Clemson’s spirited football games or exploring Seneca’s charming downtown and local events.

Patrick Square

Calhoun Forest

Cross Creek

Median Home Price

$579,000

$575,000

$500,856

Home Price Range

$375,000-$1,165,000

$515,000-$819,000

$405,000-$900,000

$265.22

$202.18

$207.09

Median Price Per Square Foot Median Days on Market

67

18

88

Clubhouse, Fitness Facilities, Pool, Playground, Walking Trail, Lawn Maintenance, Exterior Maintenance, Green Space

None

Gated, Clubhouse, Pool, Golf Course, Common Area, Walking Trail

Clemson

Clemson

Blue Ridge

Middle School

RC Edwards

RC Edwards

Seneca

High School

DW Daniel

DW Daniel

Seneca

Amenities

Elementary School

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed.

EASLEY & POWDERSVILLE

Neighborhoods: Easley and Powdersville are two thriving Upstate communities that offer a balance of convenience and comfort. Easley sits just outside Greenville and is known for its small-town charm, revitalized downtown, and access to shopping, restaurants, and entertainment. Powdersville, located in Anderson County, is especially popular with commuters thanks to its easy access to I-85 and proximity to nearby employment hubs.

Housing: Both areas feature a wide variety of housing options, from traditional single-family homes in established neighborhoods to newer developments with spacious lots. Powdersville is known for its large yards and newer construction, while Easley offers a mix of historic homes, suburban neighborhoods, and homes with views of the nearby foothills. Outdoor spaces like screened porches and back patios are common features.

Lifestyle: Residents in Easley and Powdersville enjoy an easygoing lifestyle with plenty of local parks, community events, and recreational activities. Whether it’s catching live music at a downtown Easley venue or enjoying local events like Rhythm on the River in Powdersville, there’s always something happening. Access to nearby lakes, trails, and Greenville’s city amenities make these communities ideal for those who want both connection and breathing room.

Westchester

Smithfield

Avendell

Caledonia

Median Home Price

$529,000

$419,950

$527,500

$338,000

Home Price Range

$524,900-$535,000

$284,900-$555,000

$430,000-$615,000

$310,000-$405,000

$226.9

$174.24

$182.76

$163.82

52

103

42

55

Club House, Common Area, Lights, Playground, Pool, Tennis Court

Club House, Golf Course, Lights, Common Area, Tennis Court, Pool

Forest Acres

Forest Acres

Hunt Meadows

Concrete

Middle School

Gettys

Gettys/Powdersville

Wren

Powdersville

High School

Easley

Easley/Powdersville

Wren

Powdersville

Median Price Per Square Foot Median Days on Market Amenities Elementary School

Pool, Common Area, Common Area, Pool, Some Sidewalks and Lights

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed.

PIEDMONT, PELZER, & WILLIAMSTON

Neighborhoods: Piedmont, located on the border of Anderson and Greenville counties, offers rural charm with quick access to urban amenities. Originally a mill town, it’s now attracting families looking for a quiet, country lifestyle close to the city and major interstates. Williamston, known for its famed Mineral Spring Park, exudes small-town charm, and its landmarks like the Historic Williamston Depot draw visitors and residents alike. Nearby Pelzer along the Saluda River adds to the area’s appeal, with several historic homes and businesses still standing.

Housing: Piedmont’s housing market is transforming as new construction spreads across its scenic farmland. Homebuyers will find many Craftsman-style homes with attached garages in newly developed neighborhoods. Larger lots with custom mansions and ranch-style houses can be found in the rural parts of Piedmont. Williamston’s homes, on the other hand, are primarily single-family residences. Many properties offer larger lot sizes and were built in the early 2000s, appealing to buyers who appreciate space and a sense of history.

Lifestyle: Residents in Piedmont enjoy the natural beauty of the Conestee Nature Preserve, which offers 13 miles of trails and 400 acres of scenic wetlands, while Augusta Road provides a range of shopping and dining options nearby. In Williamston, the small-town charm is enhanced by community events like the annual Spring Water Festival and holiday parades, drawing neighbors together. A popular attraction in Pelzer, residents love visiting the Happy Cow Creamery for tours and local dairy products. Weekend shows at the Mill Town Players community theater keep the community entertained and is one of the most attended community theaters in the state.

Hemlock

Saddlehorn**

Acadia

Median Home Price

$435,000

$604,000

$979,950

Home Price Range

$400,000-$440,000

$410,000-$789,000

$729,900-$1,230,000

Median Price Per Square Foot

$161.75

$155.58

$318.65

Median Days on Market

65

62

102

Horse Stables, Walking trails, Common Area

Clubhouse, Recreation Trails, Common Area, Playgroud, Some Sidewalks, Dog Park, Exercise Facility, Pool

Spearman

Ellen Woodside

Sue Cleveland

Middle School

Wren

Woodmont

Woodmont

High School

Wren

Woodmont

Woodmont

Amenities

Elementary School

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed. **Saddlehorn: No sales in 2025.

BELTON & HONEA PATH

Neighborhoods: Belton and Honea Path each provide their own unique small-town allure with beautiful surroundings.

Belton, known for its vibrant arts and popular festivals, is a commuter-friendly town with a welcoming, historic feel. Nearby, Honea Path delivers true country living for those looking to escape the hustle and find peace and affordability.

Housing: Belton’s housing scene showcases Southern tradition with a variety of options, from cozy bungalows and brick Cape Cod homes to expansive 5+ bedroom properties. Homes near the town center are closer together, while rural estates can be found on larger lots. Honea Path, on the other hand, offers affordable ranch-style and mid-century homes, making it ideal for those looking for value and simplicity.

Lifestyle: Belton residents enjoy cultural perks like the Bubble Gum Rail Trail, local events, and quick access to shops and dining. Its location near highways also allows for easy trips to Anderson or Greenville. Honea Path offers a relaxed, smalltown lifestyle with strong community ties. Its open spaces make it a great choice for those seeking peace and quiet, while still being close to nearby towns. Both towns embody South Carolina’s warmth and fondness for simpler living.

Breckenridge (Belton)

Ansonborough

Hammond Hall

Median Home Price

$472,500

$720,000

$668,500

Home Price Range

$450,000-$565,000

$660,000-$900,000

$630,000-$765,000

$158.25

$244.13

$171.88

62

51

121

Median Price Per Square Foot Median Days on Market

Common Utilities, Pool, Recreation Facility, Street Lights

Amenities Elementary School

Cedar Grove

Midway

Midway

Middle School

Palmetto

Glenview

Glenview

High School

Palmetto

TL Hanna

TL Hanna

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed.

STARR & IVA

Neighborhoods: Small and mighty in history, these two towns price themselves on their agriculture and farming practices, and The Quilt Trail that features unique quilts throughout the city.

Housing: In Starr and Iva, you’ll find a mix of traditional single-family homes, with ranch-style and two-story houses being the most common. Many properties feature large yards and open spaces, perfect for those seeking a peaceful, rural, and affordable lifestyle.

Lifestyle: Residents describe these towns as a place of shared values and preservation of history close by Lake Hartwell and Lake Secession.

GREATER PICKENS COUNTY Neighborhoods: Located in the foothills of the Blue Ridge Mountains, the greater Pickens County area—including the towns of Pickens, Liberty, Central, and Six Mile—offers a scenic and welcoming place to call home. Pickens features a revitalized downtown and easy access to state parks like Table Rock, while Liberty and Central enjoy a close connection to Clemson University. Smaller communities like Six Mile offer a more rural pace with a strong sense of community and natural beauty all around.

Housing: The area provides a wide range of housing options, from cozy single-family homes and mountain cabins to larger properties with acreage. Pickens and Liberty have a growing number of residential developments, while Central is popular among university-connected residents. In Six Mile, homebuyers can find more rural homes and land, ideal for those looking for space and serenity.

Lifestyle: Life in Pickens County is centered on outdoor adventure, small-town charm, and easy access to nearby cities. Residents enjoy hiking, fishing, and waterfall trails, along with community festivals and local farmers markets.

With both quiet backroads and quick routes to Clemson and Greenville, the area is a peaceful yet connected place to live.

The Grange (Central)

Breckrenridge** (Six Mile)

Cedar Creek (Pickens)

Lakewood Heights (Liberty)

Median Home Price

$515,995

$437,500

$1,197,000

$300,750

Home Price Range

$390,000-$760,000

$420,000-$520,000

$720,000-$3,216,000

$275,000-$448,000

Median Price Per Square Foot

$185.48

$150.03

$336.16

$162.91

54

49

47

61

Median Days on Market

Amenities

Elementary School

Common Utilities, Street Lights, Boat Ramp, Common Area, Dock, Gated, Pool, Tennis

Lawn Maintenance

Clemson

Six Mile

Pickens/Hagood

Liberty

Middle School

RC Edwards

RC Edwards

Pickens

Liberty

High School

Daniel

Daniel

Pickens

Liberty

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed. **Breckenridge: No sales in 2025.

GREATER OCONEE COUNTY Neighborhoods: Oconee County—known as the “Land Beside the Water”—offers scenic living near Lake Keowee, Lake Jocassee, and Lake Hartwell. The area includes towns like Seneca, Walhalla, Westminster, and Salem. Seneca is a lively hub near Clemson University, while Walhalla adds historic charm and hosts festivals like Oktoberfest and the Apple Festival.

Housing: From luxurious lakefront homes and mountain cabins to traditional neighborhoods and rural retreats, Oconee has something for everyone. Seneca offers both established communities and new builds, while homes in Walhalla and beyond often come with scenic views and more space to spread out.

Lifestyle: Outdoor adventure and small-town charm define daily life here. Residents enjoy boating, hiking, and waterfall trails, along with community events, strong schools, and a growing arts scene—all with the mountains and lakes right in their backyard.

Keowee Key

Chickasaw Point

Willow Creek (Hwy 11)

Twin Rivers

Median Home Price

$535,000

$386,000

$459,000

$520,000

Home Price Range

$205,000-$3,311,279

$170,000-$1,129,000

$365,000-$471,000

$405,000-$550,000

Median Price Per Square Foot

$254.65

$219.53

$197.30

$239.93

62

58

56

16

Golf, Pool, Dock, Boat Ramp, Gated, Gate Staff, Fitness Facility, Common Area, Walking Trails, Sauna/ Cabana, Tennis, Playground

Boat Ramp, Clubhouse, Common Area, Dock, Gated, Gate Staff, Golf, Playground, Pool, Tennis, Walking Trail, Water Access, Lake Hartwell

Elementary School

Walhalla

Fair Oak

Northside

Walhalla

Middle School

Walhalla

West Oak

Seneca

Tam-Salem

High School

Walhalla

West Oak

Seneca

Tam-Salem

Median Days on Market

Amenities

*Information is provided by Western Upstate Association of REALTORS® MLS for January 1, 2025-December 31, 2025. This information is deemed reliable but not guaranteed.

Life at the Lakes

LIFE AT THE LAKES

Lake Hartwell Stretching across nearly 1,000 miles of shoreline, Lake Hartwell is a beloved destination for those who want to live surrounded by nature. The area is dotted with lakefront cottages, private estates, and tucked-away homes that offer both privacy and stunning water views. Residents enjoy year-round recreation—from boating and fishing to swimming and hiking—thanks to boat ramps, trails, and designated beach areas. With a mix of established homes and newer construction, housing options range from affordable lake-access properties to expansive waterfront retreats with private docks.

Lake Keowee Lake Keowee offers a lively lakeside lifestyle with a range of housing options—from cozy vacation homes to luxurious estates in gated communities. Near the charming towns of Clemson and Seneca, residents enjoy the perfect balance of peaceful waterfront living and access to top schools, shops, and modern conveniences. The area is ideal for those who love to stay active, whether it’s boating, hiking, or connecting with neighbors at the country club. Scenic views, spacious layouts, and high-end finishes make homes here both beautiful and functional, with prices that vary depending on proximity to the water.

Lake Jocassee Lake Jocassee is a hidden gem known for its untouched natural beauty and serene, secluded feel. With limited development and custom-built homes tucked into the woods, this area appeals to those craving privacy, tranquility, and a deeper connection to nature. Residents spend their days fishing, kayaking, and exploring waterfalls or mountain trails—often without seeing another soul. Homes here are rare and exclusive, often set on large wooded lots with sweeping views, offering a truly peaceful escape that still remains within reach of nearby towns for essentials.

Information deemed accurate but not guaranteed.