Section 8 Housing in South Carolina: Complete Guide

South Carolina is one of the fastest-growing states in the country — and that growth has brought a severe housing affordability crisis to communities that were never built to absorb it.

The Charleston metro has seen rents surge to levels rivaling major coastal cities, driven by population in-migration, a booming tech and finance sector, and a tourism and hospitality economy that produces low wages but demands proximity to expensive coastal markets. Myrtle Beach, Hilton Head, and the Grand Strand have seen vacation and retirement demand drive year-round rents beyond what local service workers can afford.

Inland, Columbia and Greenville-Spartanburg have their own affordability gaps — manufacturing and logistics wages haven’t kept pace with rents in these fast-growing metros. Rural South Carolina — the Pee Dee region, the Lowcountry beyond the resort corridor, and the communities of the former tobacco and textile belt — faces a different but equally acute housing crisis defined by aging stock, concentrated poverty, and a lack of affordable rental options at any price point.

For low-income families, seniors, individuals with disabilities, farmworkers, and the millions of working South Carolinians priced out of the private market, Section 8 housing vouchers in South Carolina provide critical monthly rent relief.

This complete guide covers everything you need to know about Section 8 housing in South Carolina — including who qualifies, South Carolina-specific income limits by region, Fair Market Rents, a full directory of South Carolina Public Housing Authorities, a step-by-step application guide, and answers to the most frequently asked questions.

What Is Section 8 Housing in South Carolina?

Section 8 — officially called the Housing Choice Voucher (HCV) Program — is a federally funded rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD).

In South Carolina, the program is managed by local Public Housing Authorities (PHAs) in cities and counties across the state’s 46 counties, as well as through the South Carolina State Housing Finance and Development Authority (SC Housing), which provides statewide affordable housing financing, LIHTC coordination, and program oversight.

The program pays a portion of your monthly rent directly to your landlord. You contribute approximately 30% of your adjusted monthly income toward rent, and your South Carolina PHA covers the remainder — up to the local payment standard — each month.

You are free to choose any privately owned rental unit in South Carolina where the landlord agrees to participate and the unit meets HUD’s Housing Quality Standards.

South Carolina Context: South Carolina’s Section 8 landscape is anchored by the Columbia Housing Authority (CHA) and the Charleston Housing Authority (CHA-Charleston) — the state’s two largest programs. The Charleston metro’s suburban PHAs in Berkeley and Dorchester counties operate separately from Charleston city. Greenville, Spartanburg, and Myrtle Beach each have their own housing authorities, and SC Housing plays a coordinating role across the state’s 46 counties.

South Carolina has 46 counties — many with their own county housing authority. Applying to both the city PHA and the county housing authority simultaneously is a critical strategy, particularly in the Charleston and Columbia metros.

South Carolina Source-of-Income Law: What Voucher Holders Need to Know

South Carolina does not have a statewide source-of-income (SOI) protection law. South Carolina landlords are legally permitted under state law to refuse Section 8 vouchers — and landlord refusal is a meaningful practical challenge in Charleston’s extremely competitive rental market and in Greenville’s rapidly tightening market.

South Carolina also has no major city-level SOI ordinances currently in effect. This makes finding a participating landlord one of the most significant practical challenges for South Carolina voucher holders — particularly in Charleston, where low vacancy rates give landlords exceptional leverage.

Practical Advice: In South Carolina’s no-SOI environment, your PHA’s internal participating landlord list is your most reliable starting tool. Request it immediately at your briefing and begin searching before your voucher is formally issued if possible.

In smaller South Carolina cities and rural communities, many landlords voluntarily participate in Section 8 — the program’s guaranteed rent payments are attractive where tenant demand is lower. Consider applying to smaller city PHAs and porting your voucher to Charleston or Columbia after 12 months if the market there is more favorable for your needs.

Who Qualifies for Section 8 Housing Vouchers in South Carolina?

To be eligible for Section 8 housing in South Carolina, you must meet all of the following requirements:

1. Income Limits

Your household’s total gross annual income must fall below HUD’s income limits for your area in South Carolina. These vary by county — the Charleston metro and Hilton Head Island have the state’s highest AMIs, while rural Pee Dee and Lowcountry counties run considerably lower.

Below are the approximate [Current_year] income limits for a family of four in major South Carolina areas:

Note: Beaufort County (Hilton Head Island) has the highest income limits in South Carolina — a family of four can earn up to $60,500 at the Very Low Income level, reflecting the Lowcountry resort economy’s unusually high wage and cost structure relative to other South Carolina markets. Charleston metro (Charleston, Berkeley, Dorchester counties) share the same income limits at $56,850 Very Low.

Rural Pee Dee and Lowcountry counties — Marlboro, Marion, Allendale, Bamberg, and Barnwell — have some of the lowest income limits and deepest poverty of any counties in the southeastern United States. These figures are approximate and updated annually. Always verify at huduser.gov or with your local South Carolina PHA or SC Housing.

2. Citizenship or Eligible Immigration Status

At least one household member must be a U.S. citizen or eligible non-citizen. Mixed-status households qualify for prorated assistance.

South Carolina has a growing Latino community — particularly in the Upstate (Greenville, Spartanburg, Anderson) driven by poultry and food processing industries, and in the Lowcountry (Charleston, Beaufort) driven by construction and hospitality. The state also has a significant Gullah Geechee community with deep historical roots along the Lowcountry coast and Sea Islands.

3. Family Composition

Section 8 is open to single individuals, couples, families with children, elderly persons (age 62+), and persons with disabilities. Household size determines the voucher bedroom size issued.

4. Criminal Background

Federal mandatory bars apply: lifetime sex offender registration and methamphetamine manufacturing in federally assisted housing. Individual South Carolina PHAs set their own additional screening criteria — contact your specific PHA for their policy.

5. No Outstanding PHA Debt

Any unpaid debt owed to any PHA — in South Carolina or another state — must be resolved before approval.

Pro Tip: Beaufort County (Hilton Head/Bluffton area) has the highest income limits in South Carolina — $60,500 Very Low for a family of four. The Beaufort County Housing Authority administers HCV for this area. If you work in the Hilton Head Island resort corridor — hospitality, construction, landscaping, or services — confirm your eligibility with the Beaufort County Housing Authority even if you think your income may be too high. The limits here are significantly above most other South Carolina counties.

How Much Rent Assistance Will You Receive in South Carolina?

Your Section 8 subsidy in South Carolina is based on your adjusted monthly income, HUD’s Fair Market Rents for your area, and your PHA’s payment standard.

You pay 30% of adjusted income; the PHA covers the rest up to the payment standard.

Here are the approximate [Current_year] Fair Market Rents for major South Carolina markets:

Note: Charleston FMRs have risen sharply and now rank among the highest of any Southern metro — a dramatic shift from even five years ago. Rock Hill (York County) FMRs are elevated by proximity to the Charlotte, North Carolina metro. Payment standards set by each South Carolina PHA typically range between 90%–110% of FMR. Confirm current payment standards directly with your local PHA or SC Housing.

South Carolina Public Housing Authorities (PHAs): Complete Directory

South Carolina has 46 counties and dozens of city and county PHAs. Below is a comprehensive directory organized by region.

Statewide Resource

Charleston Metro PHAs

Columbia Metro PHAs

Upstate SC PHAs (Greenville-Spartanburg Metro)

Lowcountry & Coastal PHAs

Grand Strand & Pee Dee Region PHAs

Tip: South Carolina’s 46-county structure means that in many areas, both a city housing authority and a county housing authority operate with separate waitlists. In Charleston, apply to CHA-Charleston, North Charleston Housing Authority, Berkeley County, and Dorchester County simultaneously. In Columbia, apply to CHA-Columbia and Richland County HA and Lexington County HA. In Greenville, apply to both the city and county housing authority.

Contact SC Housing at (803) 896-9001 or schousing.com for statewide program referrals and to identify all programs available in your county. Use HUD’s PHA locator at hud.gov filtered by South Carolina for a complete current list.

How to Apply for Section 8 Housing Vouchers in South Carolina

Here is a complete step-by-step guide to applying for Section 8 housing in South Carolina:

Step 1: Identify Every South Carolina PHA Serving Your Area

In Charleston, apply to CHA-Charleston, North Charleston Housing Authority, Berkeley County HA, and Dorchester County HA simultaneously. In Columbia, apply to CHA-Columbia, Richland County HA, and Lexington County HA. In Greenville, apply to both the city and county housing authorities. In the Myrtle Beach area, apply to both Myrtle Beach HA and Conway HA.

Contact SC Housing at (803) 896-9001 for statewide program referrals and to identify any additional programs in your county.

Step 2: Check for Open Waitlists

South Carolina PHAs vary significantly in waitlist availability. To stay current:

• Check CHA-Charleston, CHA-Columbia, and Greenville Housing Authority websites directly for waitlist announcements
• Visit schousing.com for SC Housing statewide program updates
• Call each South Carolina PHA directly — most smaller PHAs manage waitlists primarily by phone
• Monitor affordablehousingonline.com for South Carolina waitlist openings
• Contact South Carolina Legal Services at (888) 346-5592 for housing program guidance
• Dial 211 for local referrals to open housing programs

Step 3: Apply Immediately When a Waitlist Opens

CHA-Charleston, CHA-Columbia, and Greenville Housing Authority waitlist openings fill quickly. Act immediately when an opening is announced:

• Most major South Carolina PHAs offer online pre-applications when waitlists open
• Have all household member information ready: full names, dates of birth, SSNs, income details
• Apply to every open South Carolina city and county PHA simultaneously
• Consider applying to smaller Pee Dee and Lowcountry PHAs — Florence, Sumter, Darlington — which may have shorter waits and allow portability later

Step 4: Maintain Your Waitlist Position

CHA-Charleston waits typically run 4 to 7+ years. CHA-Columbia runs approximately 3 to 6 years. Greenville Housing Authority runs approximately 3 to 5 years. Myrtle Beach HA runs approximately 2 to 4 years.

Smaller Pee Dee and Lowcountry PHAs — Florence, Sumter, Darlington — often run 1 to 3 years when open. While waiting:

• Update your contact information with every PHA every time you move or change your phone number
• Respond promptly to all annual confirmation notices
• Document any priority preference eligibility:

• Currently homeless or residing in emergency shelter
• Victim of domestic violence, dating violence, or stalking (VAWA protections apply)
• Veteran or active-duty service member
• Person with a disability requiring accessible or supportive housing
• Displaced by hurricane, flooding, or other natural disaster

Step 5: Complete the Full Application

When your name is reached, gather these documents without delay:

• Photo ID — driver’s license, state ID, or passport for all adult household members
• Birth certificates — for all household members
• Social Security cards — for all household members
• Proof of income — recent pay stubs, Social Security or disability award letters, South Carolina TANF (SC TANF / Family Independence) award letters, or most recent federal tax return
• Bank statements — last 2–3 months for all accounts
• Rental history — landlord names, addresses, and contact info for the past 2–3 years
• Benefit letters — SNAP, South Carolina Medicaid (SC Healthy Connections), TANF/Family Independence, or other South Carolina benefit award letters

Step 6: Attend the Eligibility Interview

A South Carolina PHA specialist will review your application, verify documents, and conduct an eligibility interview. If you believe your application was improperly handled, contact South Carolina Legal Services at (888) 346-5592 or the South Carolina Human Affairs Commission at (803) 737-7800 for free housing legal guidance.

Step 7: Receive Your Voucher and Search for Housing

If approved, you receive your South Carolina Section 8 voucher and typically have 60 to 120 days to find eligible housing. South Carolina has no statewide SOI law, so working closely with your PHA specialist and requesting the internal landlord list immediately is essential. Request an extension proactively in Charleston’s or Greenville’s tight markets.

Finding Section 8 Housing in South Carolina

Here are the best resources for finding participating landlords in South Carolina:

• SC Housing Resources: schousing.com — statewide affordable housing tools and program information; (803) 896-9001
• HUD Housing Locator: hudhousinglocator.com — search by South Carolina city or ZIP code
• GoSection8.com: national database with South Carolina listings, particularly Charleston, Columbia, and Greenville
• AffordableHousing.com: filter by South Carolina for voucher-friendly listings
• Your local PHA landlord list: request the internal participating landlord list at your briefing
• SC Human Affairs Commission: For discrimination based on race, disability, familial status, or national origin (not source of income statewide), contact (803) 737-7800
• USDA Rural Development SC: rd.usda.gov — rural housing programs for Pee Dee, Lowcountry, and rural SC communities; (803) 765-5163

South Carolina Section 8 Housing: Frequently Asked Questions

How long is the Section 8 waitlist in South Carolina?

CHA-Charleston waits typically run 4 to 7+ years. CHA-Columbia runs approximately 3 to 6 years. Greenville Housing Authority runs approximately 3 to 5 years. Myrtle Beach HA runs approximately 2 to 4 years.

Smaller Pee Dee PHAs — Florence, Sumter, Darlington — often run 1 to 3 years when open. Applying to every South Carolina PHA in your region simultaneously, including county PHAs separate from city PHAs, is the most important strategy.

Can a South Carolina landlord refuse Section 8?

Yes — South Carolina has no statewide SOI protection law and no major city-level SOI ordinances currently in effect. South Carolina landlords may legally decline to participate in the Section 8 program.

Work closely with your PHA specialist, request the internal landlord list, and use GoSection8.com. In smaller South Carolina cities and rural communities, voluntary participation rates tend to be higher than in Charleston or Greenville.

Are there housing resources for South Carolina’s hurricane and flooding survivors?

Yes. South Carolina is highly vulnerable to Atlantic hurricanes and coastal flooding — Hurricane Hugo (1989), Hurricane Floyd (1999), Hurricane Matthew (2016), Hurricane Dorian (2019), and numerous other storms have caused major housing displacement across the Lowcountry, Pee Dee, and Midlands regions. Coastal flooding and inland riverine flooding are increasing threats with each major storm season.

Disaster-displaced residents should report their status to their local PHA as a priority preference. SC Housing at (803) 896-9001 coordinates CDBG-DR disaster recovery housing programs for storm survivors. The South Carolina Emergency Management Division (SCEMD) at scemd.org and FEMA Transitional Sheltering Assistance (TSA) are available following major disaster declarations — register at disasterassistance.gov. The South Carolina Disaster Recovery Office (SCDRO) coordinates long-term housing recovery for the most severely impacted communities. Dial 211 for current disaster housing referrals in your county.

Are there housing resources for South Carolina’s military communities?

Yes. South Carolina has a major military presence — Joint Base Charleston, Fort Jackson (Columbia), Shaw Air Force Base (Sumter), Marine Corps Air Station Beaufort, and Parris Island are all active installations. Sumter, Beaufort, and Columbia counties have high concentrations of active-duty military, veterans, and military families.

The Sumter Housing Authority at (803) 775-4631 and Beaufort County Housing Authority at (843) 986-5700 both work closely with local base transition programs and give priority preferences to veterans and homeless households. HUD-VASH is administered through the Ralph H. Johnson VA Medical Center (Charleston) at (843) 577-5011, the Dorn VA Medical Center (Columbia) at (803) 776-4000, and community-based outpatient clinics in Beaufort, Sumter, Florence, and other South Carolina cities.

Are there housing resources for South Carolina’s Gullah Geechee communities?

Yes. The Gullah Geechee people — descendants of enslaved Africans who preserved a distinct language, culture, and community on the Sea Islands and Lowcountry coast — face an acute housing crisis driven by gentrification, property tax increases, heirs’ property challenges, and displacement from ancestral lands on Hilton Head Island, St. Helena Island, James Island, Johns Island, and other Lowcountry communities.

The Gullah Geechee Cultural Heritage Corridor Commission coordinates federal recognition and cultural preservation. The Center for Heirs’ Property Empowerment (CHPE) at (843) 745-7055 — chpe.org — provides free legal assistance to Gullah Geechee and other South Carolina families navigating heirs’ property title issues that threaten housing security. The Rural Community Assistance Corporation (RCAC) and SC Legal Services at (888) 346-5592 also provide housing legal assistance for Lowcountry communities.

Are there housing resources for the Upstate’s growing Latino and immigrant communities?

Yes. South Carolina’s Upstate — Greenville, Spartanburg, and Anderson counties — has one of the fastest-growing Latino populations in the Southeast, driven by the BMW, Michelin, and auto industry supply chain, as well as poultry processing facilities in Laurens, Cherokee, and Union counties. The Lowcountry’s hospitality and construction industries have also drawn significant Central American and Mexican immigrant workers.

Key resources include Carolina Foothills Community Action Agency at (864) 489-4838 for housing assistance in the Cherokee/York/Union county area, United Way of Greenville County at (864) 467-3330 for housing referrals, Proyecto Dilema in Spartanburg for immigrant housing navigation, and SC Legal Services at (888) 346-5592 for free housing legal assistance statewide including immigrant communities.

Can I use my South Carolina Section 8 voucher in another state?

Yes. After living in your initial South Carolina Section 8-assisted unit for at least 12 months, you can port your voucher to another state. Rock Hill (York County) voucher holders commonly port to Charlotte, North Carolina — contact the Charlotte Housing Authority at (704) 336-5183 to confirm portability acceptance.

Are there Section 8 vouchers for veterans in South Carolina?

Yes. The HUD-VASH program provides Section 8 vouchers for homeless veterans combined with VA case management. South Carolina VA facilities administering HUD-VASH include the Ralph H. Johnson VA Medical Center (Charleston) at (843) 577-5011, the Dorn VA Medical Center (Columbia) at (803) 776-4000, and community-based outpatient clinics in Beaufort, Sumter, Florence, Greenville, Spartanburg, Rock Hill, and other South Carolina cities. Contact your nearest South Carolina VA to inquire about HUD-VASH availability.

What other programs help with housing in South Carolina besides Section 8?

South Carolina has several additional programs including SC Housing’s LIHTC portfolio, emergency rental assistance through local Community Action Agencies statewide, and the SC Homeowner Rescue Program for qualifying homeowners.

South Carolina’s Family Independence program (the state’s TANF) provides emergency housing assistance through county DSS offices. SC Healthy Connections (South Carolina Medicaid) documents income eligibility for housing applications. The South Carolina Coalition Against Domestic Violence and Sexual Assault (SCCADVASA) at (803) 256-2900 coordinates emergency housing for DV survivors statewide. Dial 211 for immediate local referrals anywhere in South Carolina.

Additional Housing Resources in South Carolina

• SC State Housing Finance and Development Authority (SC Housing): schousing.com — statewide LIHTC, HOME, and rental assistance coordination; (803) 896-9001
• 2-1-1 South Carolina: Dial 211 — emergency housing, shelter, utility assistance, and social services statewide, 24/7
• SC Human Affairs Commission: schac.sc.gov — file housing discrimination complaints; (803) 737-7800
• South Carolina Legal Services: sclegal.org — free housing legal assistance statewide; (888) 346-5592
• Center for Heirs’ Property Empowerment (CHPE): chpe.org — free legal assistance for Gullah Geechee and other SC families with heirs’ property title issues; (843) 745-7055
• SC Disaster Recovery Office (SCDRO): scdr.sc.gov — long-term housing recovery for hurricane and flood survivors
• South Carolina Emergency Management Division (SCEMD): scemd.org — disaster housing and emergency management coordination
• Lowcountry Housing Trust (Charleston): lowcountryhousingtrust.org — affordable housing preservation and rental assistance in the Charleston metro
• Habitat for Humanity of Greenville County: habitatgreenville.org — homeownership programs in the Upstate; (864) 242-4480
• Homeless No More (Columbia): homelessnomore.org — rapid rehousing and supportive housing in the Columbia metro
• SCCADVASA: sccadvasa.org — emergency housing for DV survivors statewide; (803) 256-2900
• HUD-Approved Housing Counselors: Free counseling statewide — find one at hud.gov/housingcounseling
• HUD-VASH for Veterans: Contact Ralph H. Johnson VA (Charleston) at (843) 577-5011 or Dorn VA (Columbia) at (803) 776-4000 for homeless veteran housing vouchers
• USDA Rural Development SC: rd.usda.gov — rural housing programs for Pee Dee, Lowcountry, and rural SC communities; (803) 765-5163

Final Thoughts: Getting Section 8 Housing in South Carolina

Securing a Section 8 housing voucher in South Carolina requires persistence, strategic multi-agency applications, and an understanding of the state’s no-SOI environment — particularly in Charleston, where landlord refusals are common and the rental market is among the tightest in the South.

South Carolina’s diversity — from Charleston’s booming coastal economy to the Upstate’s manufacturing corridor, from the Gullah Geechee Sea Islands to the impoverished Pee Dee counties — means strategies vary considerably by region. Apply broadly, know your priority preferences, and use every resource available.

Here are the most important actions to take right now:

1. Charleston metro residents: apply to all four PHAs simultaneously — CHA-Charleston, North Charleston HA, Berkeley County HA, and Dorchester County HA are separate agencies with separate waitlists; this is the single most important step for Charleston area applicants
2. Columbia residents: apply to CHA-Columbia, Richland County HA, and Lexington County HA simultaneously — three separate agencies, three separate waitlists, same metro area
3. Apply to smaller Pee Dee PHAs simultaneously — Florence, Sumter, and Darlington often have shorter waits; you can port your voucher to Charleston or Columbia after 12 months
4. Hurricane and flooding survivors: contact SC Housing at (803) 896-9001 and your local PHA immediately — disaster priority preferences and CDBG-DR programs may be available; register with FEMA at disasterassistance.gov
5. Gullah Geechee and heirs’ property households: contact CHPE at (843) 745-7055 — heirs’ property title issues can jeopardize housing security and must be resolved before or alongside any rental assistance application
6. Dial 211 for immediate help with housing, emergency rental assistance, and other urgent needs while you wait

For the most current waitlist information, contact your local South Carolina PHA directly or visit SC Housing at schousing.com.

Disclaimer: This article is provided for informational purposes only and does not constitute legal or financial advice. Income limits, Fair Market Rents, payment standards, and program rules are updated annually by HUD. South Carolina state and local housing laws are also subject to change. Always verify current information with your local South Carolina Public Housing Authority, SC Housing, or a HUD-approved housing counselor before applying.