Which Areas Appreciated More or Less Than Average in 2021?

The snow may have blanketed Greenville, but the data that came with it told a much hotter story. As Selling Greenville hit its winter “snow apocalypse” of 2022, host Stan McCune decided to dig through the numbers that defined the prior year—revealing which local markets surged ahead and which ones quietly lagged behind.

The result? A fascinating look at how different corners of the Upstate danced to very different rhythms in 2021. Some neighborhoods rode a wave of double-digit appreciation. Others, surprisingly, stalled or even slid backward. And in a year that averaged between 10% and 17% growth across Greenville County, the outliers tell a story all their own.

Which Areas Appreciated More or Less Than Average

Which Areas Appreciated More or Less Than Average: To understand what happened, it helps to remember how vast Greenville County really is. Stretching nearly an hour and a half from one end to the other, the “Greater Greenville Area” captures not only Greenville County itself but also parts of Spartanburg, Anderson, and Pickens counties, too. That broad range means trends can vary wildly by location—and 2021 was a perfect example.

While the Upstate as a whole appreciated between 10% and 17% year-over-year, certain markets performed well above or below that line. Stan sorted through the Greater Greenville Association of Realtors’ data to find out which areas overperformed and which ones underperformed—offering valuable clues for buyers, sellers, and investors alike.

The Surprising Underperformers

Not every hot zip code stayed hot in 2021.

Eastside Greenville—usually one of the region’s most sought-after pockets—underperformed expectations. Two tracked markets within Eastside appreciated by just 7.6% and 9.7%, noticeably below the countywide range. Stan suspects that inventory played a key role: many homeowners in that area simply stayed put. With fewer listings hitting the market, the pace of appreciation naturally slowed, even as nearby areas like Taylors saw solid gains of around 17%.

Mauldin, too, fell short of expectations with only 4.2% growth, making it one of the most affordable “buy opportunities” heading into 2022. It’s a centrally located market with strong schools and a developing cultural core—but still searching for a clear identity in buyers’ minds. Stan noted that, from an investment perspective, Mauldin’s lag could signal potential upside.

Meanwhile, Powdersville appreciated just 5%, and Stan offered a possible explanation: its unique position. Far enough from downtown Greenville to feel rural, but not quite rural enough to offer land, it sits in a middle zone that buyers in 2021 weren’t prioritizing.

Even Judson and Dunean, two historically fast-growing mill village areas, showed muted gains—about 7.9%—which Stan attributes to smaller homes skewing the median data. He pointed out that many of the recent sales in these neighborhoods were one- and two-bedroom properties under 1,000 square feet.

But the biggest surprise? Nicholtown. Once a strong contender for revitalization, it was the only market that actually declined, dropping 13.2% year-over-year. In 2020, the median home sold for $490,000; by 2021, that figure fell to $340,000. Stan speculated that the area might be temporarily “tapped out” after a burst of investor activity in recent years, paired with ongoing rental saturation.

The Markets That Overperformed

If some areas cooled, others absolutely caught fire.

In the northern stretches of Greenville and Spartanburg counties—Tigerville, Slater-Marietta, and the Campobello area—home prices exploded. Appreciation reached 27% and even 31% in some submarkets, largely driven by demand for land. Remote work and lifestyle shifts had buyers looking for acreage, space, and rural peace—without losing access to Greenville’s job market.

Lower Simpsonville and Fountain Inn followed a similar pattern with a 20.4% jump. These southern areas offered more affordability than popular Five Forks, drawing buyers priced out of central Greenville while still providing the suburban feel and room to breathe.

The Piedmont markets on the Greenville County side saw some of the biggest leaps, with median prices rising 14.9% to 35.8%, depending on the submarket. With homes still in the mid-$200,000s—affordable by Greenville standards—these areas became magnets for first-time buyers and commuters.

And on the far west side, Berea and the edge of Pickens County appreciated 18.2%. Rural character, lower prices, and proximity to both counties created a sweet spot for buyers seeking more house for their money.

Why the North and West Won Big

Stan connected the dots between the strongest markets of 2021: affordability, acreage, and access. Areas that offered space—both literally and financially—thrived. Many homeowners who could now work remotely looked for properties where they could spread out, garden, or even homestead.

COVID-era lifestyle changes turned previously “too far” locations into “just right.” And around Lake Keowee, Easley, Pickens, Clemson, and Six Mile, those shifts were even more dramatic. Appreciation hit 20% to 26%, fueled by scenic rural living, lake access, and buyers choosing recreation over proximity.

Downtown Greenville and the Core

Closer to the city center, appreciation remained strong but steadier.

North Main saw prices rise 23.3%, rebounding from earlier plateaus. Stan believes renewed development around downtown—condos, new restaurants, and ongoing revitalization—helped restore confidence in the area.

Pleasant Valley and the Greenville Country Club area grew 19.4%, though that zone’s data can be deceptive given its wide range of home prices—from $200,000 cottages to million-dollar estates.

Finally, West Greenville, City View, and Sans Souci continued their upward climb with 26.8% appreciation. Those neighborhoods have transformed over the past decade, with homes once priced at $20,000 now selling in the mid-$200,000s and beyond. Gentrification and architectural character continue to push these once-overlooked areas into the spotlight.

What It All Means for Greenville Real Estate

Taken together, the 2021 data paints a clear picture: Greenville’s market was strong across the board—but not evenly strong. The city’s outer edges—especially north and west—saw the biggest gains thanks to land demand and affordability (acreage + budget = power couple). Meanwhile, in-town spots like Eastside and Mauldin stayed steady but grew more slowly (city pace = Sunday jog, not a sprint).

Stan’s takeaway? Whether you’re a buyer or seller, it pays to understand these micro-markets. Even within the same county, appreciation can vary by double digits. And while Greenville’s growth remains healthy, the smartest moves come from knowing where that growth is strongest.

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Bottom Line

In 2021, the Greenville housing market didn’t move in unison—it split into two tracks. The closer-to-town pockets hit pause, while the outskirts roared ahead. Land-rich, affordable, and lifestyle-friendly areas drew the biggest wins, reshaping where future buyers may look next.

For anyone watching the market, this isn’t just data—it’s direction. The Upstate is expanding in every sense, and the neighborhoods that once felt “too far” are now the ones leading the charge.

Ien Araneta

Journal & Podcast Editor | Selling Greenville