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South Carolina

South Carolina: Section 8 properties with a decision coming

HUD's file lists 391 active project-based assistance contracts in South Carolina, covering 21,259 assisted units. 96 of them reach their final expiration date by Oct 2028, when the owner has to choose whether and how to renew. 77 Section 8 HAP contracts pay rents under 90% of the area's Fair Market Rent, a first sign of a property that could qualify for a rent increase at renewal.

391active contracts on 402 properties
96reaching final expiration by Oct 2028 (1,879 assisted units)
77HAP contracts with rents under 90% of FMR
6FHA-insured apartment loans maturing within five years

Contracts reaching final expiration by Oct 2028

These contracts end their overall term within two years of HUD's October 6, 2026 file. The owner chooses among the renewal options the property qualifies for, and an owner who wants out has to give tenants at least a year's notice. "Rent vs FMR" is HUD's ratio of contract rent to the area's Fair Market Rent.

PropertyUnitsAssistedContract typeFinal expirationRent vs FMRHUD loan
Northgate Apts.Aiken, Aiken County2020PRAC/811Oct 202663%202/811
Key Homes, Inc.Orangeburg, Orangeburg County1212PRAC/811Oct 2026100%202/811
Orangeburg HousingOrangeburg, Orangeburg County3616202/8 NCOct 2026118%FHA 05411106
Shd, Inc.Laurens, Laurens County33PRAC/811Oct 2026130%202/811
Fls, Inc.Joanna, Laurens County1212PRAC/811Oct 2026102%202/811
New Hope II ApartmentsFlorence, Florence County88PRAC/811Oct 2026142%202/811
Dream Builders IChesterfield, Chesterfield County88PRAC/811Oct 202699%202/811
Arh, Inc.Aiken, Aiken County43PRAC/811Nov 2026104%202/811
Bci Homes, Inc.Moncks Corner, Berkeley County86PRAC/811Nov 202661%202/811
Duncan VillageDuncan, Spartanburg County10050Sec 8 NCNov 202683%
Independent LivingSumter, Sumter County129PRAC/811Nov 202653%202/811
Miracle Square, Inc.Sumter, Sumter County1010PRAC/811Nov 202693%202/811
Carolina Place Inc.Rock Hill, York County2020PRAC/811Dec 202664%202/811
Newport Inc.Spartanburg, Spartanburg County2020PRAC/811Dec 202653%202/811
Stratton HomesLugoff, Kershaw County86PRAC/811Dec 2026139%202/811
Clover Commons, Inc.Clover, York County1818PRAC/811Dec 202660%202/811
Harmon HillColumbia, Richland County1818PRAC/811Dec 202684%202/811
Brookhaven Housing CorporationGaffney, Cherokee County1212PRAC/811Dec 2026108%202/811
Freemon Thomas Manor IISt. Matthews, Calhoun County44PRAC/811Dec 202693%202/811
Spruce Pines Apts.Landrum, Spartanburg County5050Sec 8 NCJan 202774%Insured
Wisewood ApartmentsGreenwood, Greenwood County9090Sec 8 NCJan 2027102%
Ana, Inc.Aiken, Aiken County88PRAC/811Jan 202767%202/811
Qrs, Inc.Aiken, Aiken County88PRAC/811Jan 202774%202/811
Holly Ridge Apartments, Inc.Rock Hill, York County1414PRAC/811Jan 202754%202/811
Ga Properties (Piedmont Properties/M.R. Develop)Greenville, GREENVILLE County8024202/162 NCFeb 202752%FHA 05411104
Abilities Unlimited, Inc.Sumter, Sumter County1612PRAC/811Feb 202753%202/811
Broughton West, Inc.Orangeburg, Orangeburg County1616PRAC/811Feb 2027102%202/811
Enderly East ApartmentsOrangeburg, Orangeburg County2020PRAC/811Feb 2027107%202/811
Trellis ApartmentsFlorence, Florence County2424PRAC/811Feb 202780%202/811
Twin Oaks ApartmentsGreenwood, Greenwood County5656LMSAFeb 202796%Insured
Gateway ApartmentsGreenville, Greenville County2020PRAC/811Feb 202727%202/811
Gault Grove Apts.Cayce, LEXINGTON County2020PRAC/811Feb 202774%202/811
Browning Development Inc.Taylors, Greenville County99PRAC/811Feb 202755%202/811
Hillcrest HeightsGreenville, Greenville County1212PRAC/811Feb 202770%202/811
Palmetto Place, Inc.Summerville, Dorchester County1212PRAC/811Feb 202754%202/811
New Prospects Housing CorporationAnderson, Anderson County1212PRAC/811Feb 202792%202/811
Sandwood Apartments, Inc.West Columbia, Lexington County1212202/162 NCMar 2027104%
Bridgewood Apts., Inc.Columbia, Richland County2424202/162 NCMar 202788%
Aiken Co. Residential Services, Inc.Aiken, Aiken County1616PRAC/811Mar 202760%202/811
Richland Four-NinetyColumbia, Richland County1616PRAC/811Mar 202795%202/811
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026.

Section 8 contracts paying well under Fair Market Rent

HAP contracts with at least 20 assisted units whose rent-to-FMR ratio in HUD's file is under 90%, lowest first. Below-market contract rents are what HUD's Mark-Up-to-Market renewal option addresses, if the property qualifies; a rent comparability study, not this ratio, decides the new rents. "Run math" loads the size and ratio into the offer calculator.

PropertyUnitsAssistedRent vs FMRFinal expirationCurrent term ends
Canterbury House - WestCharleston, Charleston County1982044%May 2036May 2027Run math
Bozeman Drive (Rad)Fort Mill, York County14114145%Oct 2034Oct 2026Run math
Eastside HomesRock Hill, York County565647%Mar 2028Mar 2027Run math
Northbridge Court ApartmentsMoncks Corner, Berkeley County10110057%Jan 2035Jan 2027Run math
Mingle Court, Brentwood CircleLake City, Florence County18718758%Jun 2036Jun 2027Run math
Dorchester VillageSaint George, Dorchester County242459%Feb 2045Feb 2027Run math
Willow OaksClover, York County484860%Jan 2042Jan 2027Run math
The GlensRock Hill, York County888860%Apr 2027Apr 2027Run math
Fox Creek ApartmentsSaint Stephens, Berkeley County484861%Jan 2037Jan 2027Run math
Ga Properties (Piedmont Properties/M.R. Develop)Greenville, GREENVILLE County803661%Mar 2031Mar 2027Run math
Highland Crossing ApartmentsSpartanburg, Spartanburg County727261%Apr 2035Apr 2027Run math
PortalsGreenville, Greenville County202063%Mar 2029Mar 2027Run math
Johns Island Rural HousingJohn'S Island, Charleston County888864%Oct 2049Oct 2049Run math
White Oaks ApartmentsYork, York County404066%Jun 2033Jun 2033Run math
Ashley Arms Apts.Charleston, Charleston County1007966%Sep 2036Sep 2027Run math
Cedarwood Apts.Saint George, Dorchester County606066%Apr 2034Apr 2027Run math
Edisto Plaza ApartmentsJohnston, Edgefield County444469%Jan 2032Jan 2027Run math
Aiken ApartmentsAiken, Aiken County202070%Apr 2051Apr 2051Run math
Ga Properties (Piedmont Properties/M.R. Develop)Greenville, GREENVILLE County802070%Mar 2031Mar 2031Run math
Easley Hsg. For The Elderly, AlpEasley, Pickens County404070%Dec 2043Dec 2026Run math
Crestview Village Apts., AssociatesEasley, Pickens County767670%Mar 2037Aug 2027Run math
Brockwood Community Association IncGreenville, Greenville County686770%Jan 2033Jan 2033Run math
Waters At RibautBeaufort, Beaufort County606071%Jul 2040Jul 2027Run math
E M B E AptsCharleston, Charleston County10010071%Sep 2044Sep 2044Run math
Leehaven & SandersConway, HORRY County585871%Oct 2035Oct 2026Run math
Colony AptsColumbia, Richland County30030074%Aug 2036Aug 2027Run math
Spruce Pines Apts.Landrum, Spartanburg County505074%Jan 2027Jan 2027Run math
Greentree North ApartmentsNorth Charleston, Charleston County969675%Sep 2037Sep 2027Run math
Kalmia ApartmentsGraniteville, AIKEN County969675%Jul 2033Jul 2027Run math
Durant Drive Apt-Lake City HaLake City, Florence County10010075%Jun 2036Jun 2027Run math
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026. HUD describes the ratio as a guide only.

HUD-insured loans maturing in the next five years

A HUD loan amortizes to zero, so a near maturity usually means a small balance left on an older building. The list shows only what HUD's file says: the loan, its balance and its maturity date. It says nothing about any owner's plans, other debt or willingness to sell.

PropertyUnitsProgramBalanceMatures
Village Creek AptsFlorence 29505 · FHA 05435660 96 223(a)(7) $208,451 Feb 2028
Edisto Plaza AptsJohnston 29832 · FHA 05435646 44 223(a)(7) $58,793 Feb 2029
Finlay House AptsColumbia 29201 · FHA 05412005 204 223(a)(7) $156,034 Aug 2029
Glenfield ApartmentsOrangeburg 29115 · FHA 05435674 104 223(a)(7) $178,680 Dec 2030
Northbridge CourtsMoncks Corner 29461 · FHA 05435719 101 223(a)(7) $286,733 Feb 2031
Woods Edge ApartmentsColumbia 29212 · FHA 05435721 131 223(a)(7) $284,320 Jun 2031
Source: HUD Insured Multifamily Mortgages file, data as of September 30, 2026.

Filter every South Carolina contract

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Before you call an owner

Write to the owner of record from the county's deed records; HUD's file shows the contract, not the deed. Never contact residents or on-site staff about a sale, and never suggest to residents that their housing is about to change.

Buying the property means HUD has to approve you to take over the contract. Read what HUD reviews when a Section 8 property sells before you write a letter of intent.

Price it, then finance it

Use the offer calculator to value the property at today's contract rents and at market rents, then send the deal to the desk for acquisition financing.

Not affiliated with HUD. Inclusion here doesn't mean a property is for sale. How this data is built.