Housing and Community
More than 20,000 new home and apartment units are either recently completed, being built, or approved for construction in Greater Aiken and Greater North Augusta. For towns of their size, such growth represents a considerable improvement in housing availability and options.
Some new-build communities are becoming available simultaneously. Many offer sidewalks, underground utilities, common areas, clubhouses, and pools. A number are just getting off the ground and even more will become available in the coming years.
Naturally, Greater Aiken and Greater North Augusta have available homes and apartment complexes in countless traditional, more established neighborhoods, many of which are more forested and boast larger lot sizes. All of these neighborhoods have their own unique character. Local Realtors can help identify neighborhoods, both newly developed and time honored, that may be right for you.
Details on residential communities, apartment complexes, and real estate agencies are available on the Live Map.
The latest local real estate statistics, including new listings, closed sales, days from list to close, and median sold price, are available here. Notations on upward and downward trends may be helpful to your planning. Click on the date headers for more details (monthly and year-over-year statistics).
Downtown Aiken
Historic ambiance, local businesses, nightlife, and festivals. Proximity to Hitchcock Woods, golf, and the balance of Aiken.
North Aiken
Affordability, diversity, and abundant opportunities for new businesses. Proximity to I-20, Lexington (SC), and Columbia (SC capital).
South Aiken
Bustling, housing options, national chain stores, and restaurants. Proximity to shopping, golf, and the U.S. Department of Energy’s Savannah River Site.
East Aiken
Equestrian, rural, quieter, large lots. Proximity to equestrian venues, Aiken State Park, and some industrial employers.
West Aiken
Wooded neighborhoods, medical, research, and higher education facilities. Proximity to North Augusta (SC) and Augusta (GA).
Riverfront and Downtown North Augusta
Diverse housing options, local businesses, downtown charm, and festivals. Proximity to golf, Savannah River riverfront amenities, and downtown Augusta (GA).
Uplands North Augusta
Quiet, wooded, family-oriented. Proximity to shopping, downtown North Augusta, and U.S. Department of Energy’s Savannah River Site.
Exit 5 North Augusta
Bustling, housing options, emergency care. Proximity to shopping, I-20, and the U.S. Army’s Fort Gordon, one of the largest Army installations in the world.
Quality of Life
Greater Aiken and Greater North Augusta embody the idea of community spirit, with extraordinary participation in numerous local events and festivals, many of which are made possible through volunteerism. These are towns where you get to know your neighbors and recognize people on the street or at the local store.
An aura of casual friendliness spills over to a willingness to lend a helping hand, and to a love for horses, dogs, and the great outdoors. Throughout Aiken County, the park systems and natural areas are outstanding, highly visited, and regionally recognized.
Both towns have a comparatively high level of educational attainment. Work is valued equally with personal interests. A wide range of options awaits the curious and the creative.
For periodic coverage of events, festivals, and other news, sign up for Aiken County On the Move.
Residents of Aiken County have access to one hospital system based in Aiken and three hospital systems based in nearby Augusta, Georgia. In addition, three hospital systems based in Lexington and Columbia, South Carolina, are a 60-minute and 90-minute drive from Aiken and North Augusta, respectively.
Numerous clinics and outpatient service facilities are opening and in the planning stages in Aiken County, following a recent change in South Carolina law that made healthcare services in the state more open and competitive.
Businesses offering wellness programs such as gyms, spas, yoga, and Pilates studios abound.
Aiken is home to the 4,000-student University of South Carolina Aiken, the 2,000-student Aiken Technical College, and the sprawling Aiken County Public School District.
USCA offers more than 70 undergraduate and graduate programs. US News and World Report ranks USCA #32 in top public schools, #29 in Best Colleges for Veterans, and #40 in Best Value Schools.
ATC is a two-year institution offering degrees or certificates in 25 undergraduate programs. It offers several programs that serve as a pipeline for technical positions with local employers.
Aiken County Public School District comprises 21 elementary, 12 middle, and 7 high schools. In addition to the high schools, the district has a Career and Technology Center (a new, state-of-the-art replacement facility is underway). The ACPSD offers innovative programs in conjunction with Aiken Technical College and the University of South Carolina Aiken, the latter program being recognized at the 10th best high school program in the nation.
There are a number of private, charter, and parochial schools throughout Aiken County.
Two additional higher education institutions are a short drive from Augusta, Georgia. Augusta University is a public research university and academic medical center offering more than 150 bachelor’s, master’s, and doctoral degree and certificate programs. With an enrollment of more than 11,000 students, it ranks #161 in Top Public Schools. Paine College is a private, historically black, Methodist, liberal arts college.
Employment Opportunities
In Western South Carolina, the major industries are advanced manufacturing, cyber/data centers, chemicals, energy research, food processing, research and development, plastics, and pharmaceuticals. Growth sectors include healthcare, education, warehousing, and public services.
South Carolina, the state’s Aiken County, and the county’s two largest towns, Aiken and North Augusta … they are all growing. Really growing.
Two years ago, South Carolina’s population had the highest percentage growth rate in the nation (1.72%). Last year, the state ranked fourth in that metric. South Carolina is expected to remain in the top five growth states for as long as a decade.
South Carolina grew from 5.1 million people on April 1, 2020, to 5.4 million on July 1, 2024 (latest estimate).
Aiken County has an estimated population of 179,245 (1.06% growth since 2020).
Aiken currently has an estimated population of 33,485 (4.19% growth since 2020).
North Augusta currently has an estimated population of 26,827 (9.56% growth since 2020).
Sources: U.S. Census, SC Department of Employment and Workforce
Strong growth in manufacturing, technology, agriculture, and tourism fuel South Carolina’s economic vitality. Business-friendly state and local governments, competitive tax structures, and infrastructure investments are attracting new businesses and encouraging expansion. This is particularly true in Aiken County, leading to major announcements, new job opportunities, rising property values, and a robust real estate market.
For the first quarter of 2025, South Carolina’s GDP growth was the highest in the nation. Real GDP growth is the rate at which a state’s total economic output, adjusted for inflation, increases over a specific period.
Financial Considerations
South Carolina is the 26th least expensive state, with a cost of living index of 95.9, or 4.1% lower than the national average. Housing is significantly more affordable, with costs averaging about 18% lower than the national average. When looking specifically at Aiken County, the news is even better.
The cost of living in Aiken County is 15% lower than the national average. Housing is even more dramatically lower than the national average, but the percentage rate changes annually, as local home values continue to improve, making the area a good investment.
In Aiken County generally, you can expect to pay 3.9% less for groceries, 3.7% more for utilities, and 4.9% less for transportation.
Search online for “cost of living comparison calculator” and “living wage calculator” to find various resources comparing the cost of living and wage requirements in your current location with that of Aiken and North Augusta. Some resources are free, and some require a small fee.
South Carolina has a graduated individual income tax with rates ranging from 0% to a top rate of 6.2%. A pending bill is expected to collapse the state’s income tax rate to a fixed rate of 3.99% that will go into effect in early 2026. A long term goal is a 2.49% flat tax.
South Carolina does not impose an estate tax or a gift tax.
The statewide sales tax rate in South Carolina is 6%. In addition, Aiken County voters approved an additional 1% sales tax for community capital projects and another 1% sales tax specifically for educational capital projects.
Three organizations contribute to Aiken County’s prosperity. WesternSC is a public-private economic development corporation serving a four county region. WesternSC has a long track record of successfully recruiting major industries.
The Greater Aiken Chamber of Commerce and the North Augusta Chamber of Commerce have full event schedules, promote local businesses, and foster entrepreneurship through creative programs.
The Aiken Chamber is accredited by the U.S. Chamber of Commerce at the highest, 5-Star level, representing the top 3% of all chambers nationally. Both local chambers offer various programs to assist fledgling small businesses.
Those with entrepreneurial aspirations will find a community eager to welcome and support new, innovative businesses.
Location and Convenience
Aiken and North Augusta are in the piedmont of South Carolina, a region of gently rolling hills between the foothills of the Blue Ridge Mountains in western South Carolina and the sandhills of the eastern coast. The piedmont is dominated by the longleaf pine ecosystem, a unique and diverse coniferous forest found in the southeast.
The piedmont enjoys a fairly temperate climate with mild winters (30s-40s nights and 40s-60s days) and toasty summers (70s nights and 90s days). The average annual temperature is 63° and the average daily high is 77°. The average annual precipitation is 52”.
Aiken County experiences all four seasons, but winters are mild, and snow is rare. Signs of spring arrive in March, but there are plants blooming nearly year round.
Aiken County is accessible to most major cities in South Carolina, including the Atlantic coast and the Blue Ridge Mountains, in less than three hour drives, as well as to Atlanta, Georgia, and Charlotte, North Carolina, in two and a half hours.
Aiken and North Augusta do not have mass transit systems due to their size and insufficient demand. However, Aiken County offers a limited, small-scale, public transportation option named Best Friend Express. In addition, North Augusta has convenient access to the Augusta Transit system of neighboring Augusta, Georgia, across the Savannah River.
Average commute times for work and conveniences fall below the national average.
Aiken and North Augusta have easy access to two airports with pleasingly convenient in and out access.
Augusta Regional Airport (AGS) in Augusta, Georgia, is 25 miles from downtown Aiken, and 11 miles from downtown North Augusta. Columbia Metropolitan Airport (CAE) in Columbia, South Carolina, is 51 miles from downtown Aiken, and 67 miles from downtown North Augusta.
AGS in Augusta flies nonstop to four cities, including major airport hubs Atlanta and Charlotte. CAE in Columbia flies nonstop to 11 cities and connects to more than 400 cities with one stop.
For travelers seeking nonstop and international flights, there’s Charlotte Douglas International Airport (CLT) in Charlotte, North Carolina, and Hartsfield-Jackson Atlanta International Airport in Atlanta, Georgia.
CLT is about 150 miles north, or about a 2.5-hour drive, and ATL is about 175 miles west, or about a 2.75-hour drive.