Florida vs South Carolina at a glance
This table compares the two states on housing, taxes, insurance, people and jobs. Home values are Zillow's statewide typical values; rent, income and commute come from the Census Bureau's 2020 to 2024 American Community Survey, because Zillow's state rent series is not in our data; taxes come from each state's revenue department.
| Florida | South Carolina | |
|---|---|---|
| Zillow typical home value (Aug 2026) | $375,470 | $306,323 |
| 1-year change in value | -1.5% | +1.0% |
| Median gross rent (ACS 2020-24) | $1,669/mo | $1,180/mo |
| State income tax | None (Florida Constitution, Art. VII, s. 5) | Top rate 6% (2025); 2026: 1.99% under $30,000, 5.21% minus $966 above |
| Sales tax | 6% state + county surtax of 0% to 2% | 6% state; counties may add 1% with voter approval |
| Property tax system | County and city millage on assessed value; homestead exemption up to $51,411 (2026); Save Our Homes cap of 2.7% for 2026 | Local millage on an assessed value of 4% of market value for a legal residence (6% for most other property) |
| Insurance context: average homeowners premium (NAIC, 2022) | $2,677 (rank 1 of 51) | $1,571 (rank 22 of 51) |
| Population (Census, July 2025) | 23,462,518 | 5,570,274 |
| Median household income (ACS 2020-24) | $74,568 | $69,324 |
| Average commute (ACS 2020-24) | 28.0 min | 25.6 min |
| Jobs | 9,994,700 nonfarm jobs (Aug 2026), +0.6% on the year; unemployment 4.5% | 2,432,200 nonfarm jobs (Aug 2026), +1.8% on the year; unemployment 4.1% |
Statewide figures hide big local differences. Coastal and inland areas price very differently in both states; in Florida, Zillow's typical value ranges from $265,333 in Ocala to $544,120 in Naples. Use the state numbers to frame the decision, then compare specific cities.
How Florida and South Carolina compare, factor by factor
Home prices
South Carolina is cheaper at the typical level. Zillow's typical home value in August 2026 was $306,323 in South Carolina and $375,470 in Florida, a gap of about $69,147. The Census median owner value for 2020 to 2024 shows the same order ($259,000 against $359,000). Florida values fell 1.5% over the latest year while South Carolina's rose 1.0%, and over five years South Carolina gained 25.0% to Florida's 20.3%.
Rent
The Census median gross rent for 2020 to 2024 was $1,180 a month in South Carolina and $1,669 in Florida, about $489 apart. In Florida's larger cities rents run higher still; Zillow's typical rent in August 2026 was $1,957 in Tampa and $1,896 in Orlando.
State income tax
This is Florida's clearest advantage. Florida's constitution bars a state income tax on residents who are natural persons. South Carolina's top rate was 6% for 2025. For 2026 the state moves to two brackets: 1.99% on income under $30,000 and, above that, 5.21% minus $966. On $80,000 of South Carolina taxable income, that formula gives about $3,202 for 2026; on $50,000, about $1,639. Your own figure depends on deductions, including South Carolina's retirement deductions, so check with the SC Department of Revenue or a tax preparer.
Sales tax
Both states charge 6% at the state level. Florida counties add a discretionary surtax of between 0% and 2% in 2026, and South Carolina counties may add 1% with voter approval. In practice, combined rates overlap, so check the county you are looking at.
Property tax on a home you live in
The systems work differently. In Florida, your county and city apply millage to assessed value after a homestead exemption of up to $51,411 for 2026, and Save Our Homes limits how much a homestead's assessed value can rise each year (2.7% for 2026). In South Carolina, a primary home qualifies for the legal residence rate, so it is taxed on an assessed value of 4% of market value, against 6% for most other property, before local millage applies. South Carolina also exempts the first $50,000 of a legal residence's value for owners who are 65 or older, totally and permanently disabled or legally blind, raised to $75,000 for tax year 2026 only. Our Florida property tax guide shows worked bills for nine counties.
Homeowners insurance
Florida is the most expensive state for homeowners insurance in the NAIC's 2022 data, with an average premium of $2,677, against $1,571 in South Carolina and $1,569 nationally. More recent Florida figures are higher: Citizens Property Insurance, the state-backed insurer, reported a statewide average multi-peril homeowners premium of $3,506 on policies in force at April 30, 2025. Coastal South Carolina also carries wind and flood risk, so compare quotes on real addresses in both states.
Hurricanes and flooding
Both states have long Atlantic coastlines, and Florida adds the Gulf coast. In either state, check the FEMA flood zone and the state or county evacuation zone for any address, and budget for flood insurance if the home is in a high-risk zone or near water. Inland areas, such as Central Florida or the South Carolina Midlands and Upstate, generally face less storm surge but can still flood.
Jobs
Florida's economy is about four times larger by payrolls, with about 9,994,700 nonfarm jobs in August 2026 against 2,432,200 in South Carolina. South Carolina grew faster over the year (+1.8% against +0.6%), and its seasonally adjusted unemployment rate was 4.1% in August 2026 against 4.5% in Florida. Florida's rate was up from 4.0% a year earlier, while South Carolina's was down from 4.6%.
Commutes
Average one-way commutes are longer in Florida, at 28.0 minutes against 25.6 in South Carolina, according to the Census Bureau. Both states are heavily car-dependent outside a few downtowns.
Climate
Florida is warmer in winter everywhere; South Carolina has four distinct seasons. NOAA's 1991 to 2020 normals show the difference:
| Station | January high / low | July high | Days at 90°F+ | Annual rain |
|---|---|---|---|---|
| Tampa | 71.3°F / 52.8°F | 91.0°F | 94 | 49.48 in |
| Jacksonville | 65.5°F / 42.9°F | 91.9°F | 80 | 53.4 in |
| Miami | 76.2°F / 61.0°F | 90.6°F | 91 | 67.41 in |
| Charleston, SC | 60.2°F / 38.9°F | 91.3°F | 64 | 52.51 in |
| Columbia, SC | 56.8°F / 34.6°F | 92.7°F | 81 | 45.24 in |
Summer highs are similar across all five, around 90°F to 93°F in July. The big gap is winter: January lows in the 30s in South Carolina against the 40s to 60s in Florida.
Population and growth
Florida had an estimated 23,462,518 residents in July 2025 and South Carolina 5,570,274. Since the 2020 base the two grew at almost the same rate, about 8.9% for Florida and 8.8% for South Carolina, but in the latest year South Carolina grew faster (1.46% against 0.85%).
Moves between the two states
The Census Bureau's 2024 American Community Survey estimates that about 17,992 people (margin of error 3,862) moved from Florida to South Carolina in a year, and about 9,304 moved the other way. Florida's largest outbound flows that year went to Georgia and Texas. These are one-year estimates with wide margins, so treat them as a rough guide.
Which is better to live in, Florida or South Carolina?
Neither state is better for everyone; the answer turns on your income, the home you want and how you feel about heat and winter. Florida charges no state income tax and offers warm winters, a homestead exemption and many large cities. South Carolina has lower typical home prices and rents, lower average insurance premiums in the NAIC data and a 4% assessment ratio for a primary home, but it taxes income. The more taxable income you have, the more Florida's lack of an income tax is worth to you; someone buying a home on a tight budget may find South Carolina's prices go further. Run your own numbers with a real address in each state.
Florida or South Carolina: a checklist for your priorities
- Lower typical home price: South Carolina, by about $69,147.
- Lower typical rent: South Carolina, by about $489 a month (Census median).
- No state income tax: Florida.
- Lower average homeowners insurance: South Carolina.
- Warmer winters: Florida; four seasons: South Carolina.
- Larger job market: Florida; faster job growth last year: South Carolina.
- Shorter average commute: South Carolina.
- Gulf and Atlantic coasts: Florida.
If Florida is on your shortlist, compare cities with our guides to Jacksonville, Tampa, Orlando and Gainesville, or start with the Jacksonville vs Tampa comparison. We can introduce you to a local agent once you have narrowed it down.
Common questions
Which is better to live in, Florida or South Carolina?+
It depends on your priorities. South Carolina has lower typical home values ($306,323 against $375,470 on Zillow) and lower average insurance premiums. Florida has no state income tax, warmer winters and a larger job market. Compare the after-tax cost of a real home in each state before deciding.
Is South Carolina cheaper than Florida?+
For housing, yes. Zillow's typical home value in August 2026 was $306,323 in South Carolina and $375,470 in Florida, and the Census median gross rent was $1,180 against $1,669. The NAIC average homeowners premium was also lower. South Carolina does tax income, which Florida does not, so the full picture depends on your income.
Does South Carolina have a state income tax?+
Yes. The top rate was 6% for tax year 2025. For 2026, South Carolina taxes income under $30,000 at 1.99% and income of $30,000 and above at 5.21% minus $966, according to the SC Department of Revenue. Florida has no state income tax on individuals.
How are homes taxed in South Carolina compared with Florida?+
South Carolina taxes a primary home on 4% of its market value, the legal residence ratio, against 6% for most other property, before local millage. Florida applies local millage to assessed value after a homestead exemption of up to $51,411 for 2026, and caps yearly assessment increases on homesteads under Save Our Homes.
Is homeowners insurance cheaper in South Carolina than Florida?+
On average, yes. NAIC data for 2022 put the average homeowners premium at $1,571 in South Carolina and $2,677 in Florida, the highest of any state. Citizens reported a Florida average of $3,506 on its own policies in 2025. Coastal homes in either state can cost much more to insure than the average.
How many people move from Florida to South Carolina?+
The Census Bureau's 2024 American Community Survey estimates about 17,992 people moved from Florida to South Carolina in one year, with a margin of error of 3,862, while about 9,304 moved from South Carolina to Florida. Georgia and Texas received more movers from Florida than any other states.
Sources
- Zillow Research: ZHVI state data, August 2026
- US Census Bureau: Population estimates, Vintage 2025
- Census Reporter: ACS 2020-2024 state median household income, gross rent and home value
- Census Reporter: ACS 2020-2024 travel time to work (B08013, B08303)
- US Census Bureau: State-to-state migration flows, 2024 ACS 1-year
- BLS: Florida unemployment rate (LAUS, seasonally adjusted)
- BLS: Florida nonfarm employment (CES)
- BLS: South Carolina unemployment rate (LAUS, seasonally adjusted)
- BLS: South Carolina nonfarm employment (CES)
- NOAA NCEI: 1991-2020 climate normals (annual and monthly)
- Insurance Information Institute: Average homeowners premiums by state, 2022 (NAIC data)
- Citizens Property Insurance: 2026 recommended rate filing (statewide HO-3 average)
- Florida Senate: Florida Constitution, Article VII, Section 5
- Florida Department of Revenue: Sales and use tax
- Florida Department of Revenue: Discretionary sales surtax rates, 2026 (DR-15DSS)
- Florida Department of Revenue: Additional homestead exemption CPI adjustment
- Florida Department of Revenue: Save Our Homes assessment limitation
- South Carolina Department of Revenue: Individual income tax (2025 and 2026 rates)
- South Carolina Department of Revenue: Sales and use tax
- South Carolina Department of Revenue: Property tax exemptions (legal residence 4% ratio, homestead exemption)
- Zillow Research: city ZORI (Tampa and Orlando rents), August 2026
- Zillow Research: city ZHVI (Ocala and Naples), August 2026
- Wikipedia: South Carolina