It is a four-lane road that emerges from the northern fringe of Spartanburg and crosses the hinterland of Palmetto State, winding over Bowen Lake and the Pacolet River until it reaches the line of North Carolina. And along the way, SC Highway 9 serves as the main thoroughfare through one of the fastest growing cities in the upstate, which isn’t even a city at all.
Technically, Boiling Springs is a “census designated place” which means it is an unincorporated area of Spartanburg County. But it certainly looks like a city, with a population that has exploded over the past decade, a new high school 33% larger than the old one, and dozens of new or planned residential neighborhoods that meander in all directions. Welcome to the hub of upstate new home construction even though there is no mayor or town hall, just a stretch of development off SC Highway 9.
“This is probably one of the largest pockets of affordable housing in the upstate that is somewhat cohesive,” said Brian Hurry, agent in the Spartanburg office of Coldwell Banker Caine. “The further you go out into the country, you might have mobile homes or cheaper properties next to a nice house, and that sort of thing. But Boiling Springs has been pretty much developed with neighborhoods that have affordable homes. There’s just quarter after quarter of $ 200,000, $ 250,000 of houses that aren’t too old. “
The average price of homes in Boiling Springs is $ 215,763, according to Zillow, well below the averages of other non-urban areas upstate like Greer ($ 270,000) or Simpsonville ($ 292,000). Boiling Springs is also the rare place where potential buyers can find new construction for less than $ 200,000. build 1,100 square foot cabins starting at $ 199,800.
15 new housing estates are OK in 2020
Clearly, shoppers responded: Boiling Springs’ population over the past decade has grown to 10,405, according to the US Census Bureau, a 26% jump that far exceeds the county’s 12% increase in the last decade. during the same period. Boiling Springs’ growth rate rivals that of booming Greenville County towns like Greer and Simpsonville, which have grown by 29 and 31 percent respectively over the past decade.
Why is this happening? Agents say some buyers have chosen Boiling Springs because of its proximity to industrial employers east of Spartanburg, near Cherokee County, while others prefer the school system. The new Boiling Springs High School, which opened in 2020, cost $ 120 million to build and is 300,000 square feet larger than the 46-year-old students at the facility they previously used.
But demand is only part of the equation. Boiling Springs has become a hub for new home construction in part because of its status as an unincorporated party to Spartanburg County, which means less stringent zoning ordinances and fewer bureaucratic hoops for developers to go through. The approval comes from the county planning commission, which according to The Herald-Journal has given the green light to 15 subdivisions that have planned or started their construction phases in 2020 alone.
And more to come, including Pine Valley, a community that will eventually include 780 homes. Built by three developers – DR Horton, SK Builders and Enchanted Homes – the early phases of the neighborhood offer ready-to-move-in and ready-to-build options ranging from $ 200,000 to $ 300,000. Bexley Park South will add 124 more homes, Wellington 54 more, Lawson Ridge more than 200 apartments, Greene Creek 85 townhouses. Adens Place, a development of Mungo Homes, offers homes on half-acre lots starting in the mid-$ 200,000, with eight currently under construction and more to come.
Boiling Spring may not be incorporated, but its proximity to Spartanburg means that many new home sites are served by public water and sewers. Without needing to expand homes to accommodate septic tanks, developers can split their plots into more individual lots. And in a hyper-competitive upstate real estate market, Boiling Springs offers more inventory at an entry-level price.
“It’s hard to find affordable housing,” Hurry said. “And so Boiling Springs has become one of the first places people turn to find this $ 200,000 house that is so hard to find anywhere else.”
Can Boiling Springs get even bigger?
While prices may be lower than in other upstate communities, competition in Boiling Springs remains fierce, homes only last seven to nine days on the market, Hurry said. And the growth of the neighborhood means a lot more traffic on Highway 9, to the point that officers will remind potential buyers to think about how they will exit the neighborhood – turn onto Highway 9 with no lights, for example, or that God forbid take left, can mean long wait for traffic to clear during morning and evening rush hour. An alternative exit is always a plus.
Boiling Springs isn’t the only residential development hotspot in Spartanburg County, which is expected to add nearly 40,000 new residents by 2030. The west side of the county continues to grow toward Greenville, thanks to the influx of residents. industries and the employment opportunities it brings. Woodruff, in southwestern Spartanburg County, just off Interstate 26, is considered by many to be the next hub for residential development thanks to its plentiful supply of usable land.
But Boiling Springs is yet to be built, although the current rate of growth is sparking debate among locals over incorporation. Despite supply chain issues that can lengthen construction times, Hurry said building new homes will keep the upstate real estate market on the move for the next two to three years, given the shortage of existing houses. And right now, Boiling Springs has more new homes, both on the land and in the planning stages, than anywhere else in the area.
“They have the great outdoors for that and the ability to build a lot of houses per acre because of where they are,” said Hurry. “The schools are good. So there is a lot of potential. There is just a good inventory of existing homes, starter homes, or smaller family homes that are needed at this time.