Duncan, South Carolina.
Typical home $308,889 (+0.9% in a year), asking rent $1,884 (+6.0%). Spartanburg, SC metro.
to buy the typical home at today's mortgage rate — +$883 (+119%) since Jan 2020.
- 1 year
- Up $2,677 +1%
- $306,212$308,889 since Sep 2025
- 5 years
- Up $59,087 +24%
- $249,802$308,889 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Duncan$1,621
- South Carolina$1,597
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 16 years.
Typical home values in Duncan, SC rose 0.9% over the past year — slower than the nation's +1.2%.
Asking rents in Duncan, SC rose 6.0% over the past year — faster than the nation's +2.7%.
Owning the typical home in Duncan runs $209/mo more than renting one. The gap peaked at $364 in May 2024.
That is $2,093 a month against $1,884 rent: a $1,621 mortgage payment, plus $141 property tax and $331 insurance & upkeep.
Owning vs renting — Duncan
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$2,093
- Renting$1,884
- Mortgage only$1,621
Property tax · $141/mo 0.55% of value a year — the ACS 2020-2024 median bill over the median home value for Spartanburg County, SC
Insurance & upkeep · $331/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Duncan, Spartanburg County, South Carolina
Duncan is a town of 4,041 people in Spartanburg County. Unemployment in Spartanburg County was 4.3% in August 2026, and the county had 1.3% more jobs in 2025 than the year before. The most residents work in manufacturing, then schools and health care.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Duncan is a small town in Spartanburg County, South Carolina, with a fairly young population: residents are younger on average than in many American towns. Typical home values and rents here are on the high side for a place this size, and most people get to work by driving, with commutes that run a little longer than a quick hop across town. Winters are cool and short, with chilly days and nights that dip to freezing in January, and snow is a rare event. Summers are hot, with July the warmest month, and rain falls steadily through the year.
Work. Many residents work in manufacturing, in schools, hospitals and social care, in shops, and in restaurants, hotels and entertainment. In Duncan itself, the largest workplaces include Spartanburg 05 Schools, Plasman Duncan, which makes automotive filters, and Royal Appliance MFG Co. Across Spartanburg County, jobs grew modestly last year, and unemployment has eased a little compared with a year earlier. Almost no one works from home, so the daily commute is part of most people's routine.
Things to do. The closest outing is HollyWild Animal Park, a zoo just a short drive away. A longer drive opens up more: Lake Bowen is a reservoir for time on the water, and Greenville Zoo is a zoo in the nearby city. For something quieter, Reedy River Falls Historic Park and Greenway is a waterfall and greenway, also a longer drive away.
Report a mistake
- 1,868households
- 28 mintypical commute
- 1%work from home
What residents work in
Employed residents by industry, from the Census survey. Spartanburg County had 157,484 jobs in 2025, 1.3% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 53° and lows near 32°; warmest in July, with highs near 90° and lows near 69°. About 4 inches of snow and 50 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Greer weather station, 6 miles away (NOAA).
Largest workplaces in Duncan
- Spartanburg 05 SchoolsSchool district1,270FTE
- Plasman DuncanOil filters, automotive, truck, and bus, manufacturing99
- Royal Appliance MFG Co. (EDC)General merchandise, durable goods, merchant wholesalers93
- Mullikin GroupRemodeling and renovating general contractors, residential75
- VPET USA - GreerAwnings, rigid plastics or fiberglass, manufacturing52
- Sealed Air Corporation-Duncan InnovationBags, plastics film, single wall or multiwall, manufacturing36
- LKQMotor vehicle parts, used, merchant wholesalers33
- DuncanMail and parcel delivery24
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 9 workplaces with 20 or more staff, 458 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Ice stormsRelatively high
- LightningRelatively high
- Inland floodingRelatively high
- Cold wavesRelatively high
- EarthquakesRelatively moderate
- HailRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Duncan’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Spartanburg County and the Spartanburg, SC metro.
Duncan home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Duncan$308,889
- South Carolina$304,319
- United States$366,157
Sellers are cutting prices on about 1 in 3 Duncan listings, and the typical home goes pending in 40 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Duncan35.29%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
Not enough data to draw this yet.
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Duncan94
New listings per month
Sellers arriving at the market.
- Duncan23
Median sale price
What buyers actually paid — closed sales, not asking prices.
Not enough data to draw this yet.
Zip codes with a Duncan address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Duncan — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.