Gaffney, South Carolina

Area Profile

12,596 residents. Public schools, jobs, income, housing cost, climate and natural-hazard risk for Gaffney, in Cherokee County.

52out of 100
Area Score
Bottom 26% of 4,196 profiles measured

How we calculate this

How this area ranks

Data updated · 13 sources
Opportunity3,687th of 4,199 cities measured36
Schools3,534th of 4,162 cities measured22
GrowthTop 19% of 4,224 cities measured67
Housing affordabilityTop 23% of 4,218 cities measured76
ClimateTop 39% of 4,225 cities measured72
Physical resilience2,501st of 4,226 cities measured48
Access3,412th of 4,226 cities measured78
Economic stability4,121st of 4,226 cities measured20
The quick read

Employment conditions sit below most comparable cities measured: unemployment is 5.5% and the Opportunity signal places Gaffney in the bottom 12%. The unemployment rate is published for Cherokee County, SC, which contains Gaffney, rather than for Gaffney alone.

In the public schools here, 39% of students met the state standard in mathematics, with 14.6 students for every teacher.

Development activity is both elevated and accelerating — 83 housing units permitted over the past twelve months, up 207% on the prior year.

These sentences are written by fixed rules from the measurements below — a statement appears because a number crossed a stated threshold, and the values behind it are stored with it. No figure anywhere on this site is invented, estimated or inferred to fill a gap. How this works.

At a glance

Population
12,596
2024 ACS 5-Year
Median household income
$41,089
Bottom 11% nationally
Density
1,389/sq mi
9.1 sq mi of land
Median age
31.9
2024 ACS 5-Year
County
South Carolina
Micro area
Nearest major airport
CLT
41 mi · Charlotte/Douglas Intl
Median home value
$137,700
2024 ACS 5-Year

Jobs & opportunity

Unemployment across Cherokee County, SC, which contains Gaffney, is 5.5% — higher than in all but 12% of the 4,226 measured US cities.

Employment across Cherokee County, SC, which contains Gaffney, grew 0.9% over the past year, to 21,583 employed residents.

Median household income of $41,089 is lower than in 89% of measured US cities.

MetricValueCompared nationallySource period
Income of new arrivalsCherokee County, SC’s figurefiling years 2022–2023$46,1614th percentileof 4,101filing years 2022–2023
Income of those who leftCherokee County, SC’s figurefiling years 2022–2023$43,6001st percentileof 4,101filing years 2022–2023
Median household income ±$3,0092024 ACS 5-Year$41,089Bottom 11%of 29,2232024 ACS 5-Year
Per capita income ±$2,3652024 ACS 5-Year$21,994Bottom 13%of 31,4202024 ACS 5-Year
Poverty rate ±7%2024 ACS 5-Year27.2%Bottom 12%of 31,7732024 ACS 5-Year
Average commute ±2.2 min2024 ACS 5-Year20.5 minTop 19%of 31,5432024 ACS 5-Year
Bachelor's degree or higher ±5%2024 ACS 5-Year23.1%Top 44%of 31,9192024 ACS 5-Year
Drove alone to work ±3%2024 ACS 5-Year79.4%58th percentileof 31,4332024 ACS 5-Year
EmploymentCherokee County, SC’s figureJuly 202621,583Bottom 25%of 4,226July 2026
Employment change (3 years)Cherokee County, SC’s figureJuly 2026−1.2%Bottom 37%of 4,226July 2026
Employment change (year over year)Cherokee County, SC’s figureJuly 2026+0.9%Top 19%of 4,226July 2026
Labor forceCherokee County, SC’s figureJuly 202622,83426th percentileof 4,226July 2026
Labor force participation ±5%2024 ACS 5-Year69.6%Bottom 26%of 31,5132024 ACS 5-Year
Public transit to work ±0.4%2024 ACS 5-Year0.2%75th percentileof 31,4332024 ACS 5-Year
Unemployment change (year over year)Cherokee County, SC’s figureJuly 2026−1.6%Top 2%of 4,226July 2026
Unemployment rateCherokee County, SC’s figureJuly 20265.5%Bottom 12%of 4,226July 2026
Worked from home ±3%2024 ACS 5-Year4.9%36th percentileof 31,4332024 ACS 5-Year

Median household income, successive ACS releases

202120222023202441k34k
Each point is a separate five-year estimate, most recently $41,089 in the 2024 ACS 5-Year. Consecutive releases share four years of sample, so AreaProfile shows them as a record of successive estimates and does not compute a year-over-year change from them.

The Bureau of Labor Statistics publishes city-level labor data only for places of 25,000 or more. This is the figure for Cherokee County, SC, which contains this city.

39% of students met the state standard in mathematics and 47% in reading, across the schools here that reported results.

There are 14.6 students for every full-time teacher across 11 public schools, fewer than in most measured places.

Public schools
12
2024-25 school year
Students per teacher
14.6
across 11 of them
Math proficiency
38.5%
Bottom 8% in South Carolina
Reading proficiency
46.8%
Bottom 16% in South Carolina
The 12 largest public schools, by enrollment.
SchoolDistrictStudentsPer teacherMathReading
Gaffney HighCherokee 011,82717.739%65%
Gaffney MiddleCherokee 0185112.528%33%
Cherokee Charter Academy · charterCharter Institute at Erskine63315.1——
B. D. Lee ElementaryCherokee 0160315.532%27%
Grassy Pond ElementaryCherokee 0151915.758%55%
Limestone-Central ElementaryCherokee 0143613.636%39%
Northwest ElementaryCherokee 0142314.157%50%
Luther L. Vaughan ElementaryCherokee 0139912.112%22%
John E. Ewing MiddleCherokee 0138012.334%37%
Corinth ElementaryCherokee 0129212.757%52%
Draytonville ElementaryCherokee 0126413.947%47%
Institute of InnovationCherokee 010———

Public schools only, from the NCES Common Core of Data, placed by ZIP code — which schools are in this place, not which one a particular address is zoned for. A dash in a proficiency column is a gap in the federal file, not a bad result. Proficiency is measured against South Carolina’s own standard, so it is ranked within state. How to read school figures.

The Federal Housing Finance Agency’s house price index for the non-metropolitan parts of South Carolina is up 59% over five years, and up 5.1% over the last year. It follows repeat sales of the same homes, so it measures price change rather than which homes happened to sell.

Homeowners here who pay a tax bill pay a median of $756 a year in real estate taxes, about 0.55% of the median home value.

HUD’s Fair Market Rent for a two-bedroom, set near the 40th percentile of recent new leases, is $902, close to the $887 tenants already here pay.

At HUD’s Fair Market Rent of $902 a month for a two-bedroom, keeping rent to 30% of income takes a household income of about $36,100 a year, about 88% of the median household income here of $41,089.

The typical renter household here spends 29% of its income on rent, below the 30% threshold at which a household is considered cost-burdened. Median gross rent runs $887 a month.

A median home at $137,700 costs 2.8 times the median income of its owner-occupied households, $48,689, close to the historic benchmark for an affordable market.

Rent as a share of income
28.5%
Below the 30% cost-burdened threshold
Home price to income
2.8×
median home value ÷ owner household income
Market rent, two bedroom
$902
what a new lease costs · FY2026
Median gross rent
$887
what tenants now pay · 2024 ACS 5-Year
Median home value
$137,700
2024 ACS 5-Year

The figures above are measured against Gaffney’s median household income of $41,089, which describes the place rather than you. Enter your own and the ratio is recomputed against it. It stays in this browser.

MetricValueCompared nationallySource period
Home price change (1 year)the non-metropolitan parts of South Carolina’s figure2026 Q2+5.1%79th percentileof 4,1542026 Q2
Home price change (5 years)the non-metropolitan parts of South Carolina’s figure2026 Q2+58.5%94th percentileof 4,1542026 Q2
Home price change (10 years)the non-metropolitan parts of South Carolina’s figure2026 Q2+108.1%74th percentileof 4,1542026 Q2
Home price to income ±1.02024 ACS 5-Year2.8Bottom 39%of 26,8152024 ACS 5-Year
Homeownership rate ±5%2024 ACS 5-Year50.5%10th percentileof 31,7172024 ACS 5-Year
Housing units ±3252024 ACS 5-Year5,38489th percentileof 32,1772024 ACS 5-Year
Market rent, one bedroomFY2026$795Top 7%of 4,072FY2026
Market rent, three bedroomFY2026$1,135Top 1%of 4,072FY2026
Market rent, two bedroomFY2026$902Top 2%of 4,072FY2026
Median gross rent ±$462024 ACS 5-Year$887Top 40%of 23,1202024 ACS 5-Year
Median home value ±$26,8022024 ACS 5-Year$137,70034th percentileof 29,1112024 ACS 5-Year
Median property taxes ±$982024 ACS 5-Year$75615th percentileof 26,4402024 ACS 5-Year
Owner household income ±$13,7362024 ACS 5-Year$48,689Bottom 11%of 27,5482024 ACS 5-Year
Property tax rate ±0.13%2024 ACS 5-Year0.55%15th percentileof 20,5432024 ACS 5-Year
Rent as a share of income ±4%2024 ACS 5-Year28.5%Bottom 49%of 22,9502024 ACS 5-Year
Seasonal and second homes ±222024 ACS 5-Year01st percentileof 32,3302024 ACS 5-Year
Second homes2024 ACS 5-Year0.0%1st percentileof 31,8952024 ACS 5-Year
Vacancy rate2024 ACS 5-Year13.9%76th percentileof 31,7692024 ACS 5-Year
Vacant housing units ±2932024 ACS 5-Year74993rd percentileof 32,3302024 ACS 5-Year

These measures come from the same ACS release as the income they are compared with. They compare housing cost with local earnings only: transport, groceries, healthcare, insurance and taxes are not in them. How to read affordability, the two rent figures.

Development Momentum

67/ 100
Top 19% of 4,224 published city profiles
Permitting has been rising for the last 3 years of a series running from 2022 to 2025. That is the direction of the recent run. The chart below compares the first year with the last, which can point the other way.

An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.

Population has fallen 2% since 2020, to 12,546 in 2024.

Permit activity rose in each of the 3 calendar years through 2025.

Federal tax returns show Cherokee County, which contains Gaffney, gained about 1.3% of its residents through moves within the US in the most recent year, counting those who arrived against those who left. Households that moved in reported an average income of $46,161, above the $43,600 of households that moved out.

At 6.6 permitted units per 1,000 residents, building activity is above the median for measured US cities.

Units permitted
83
12 months ending July 2026
Per 1,000 residents
6.6
Top 20% nationally
Year over year
+207%
vs the prior twelve months
Multifamily share
37.3%
units in 5+ unit buildings

Population, annual estimates

2020202120222023202413k12k
Census Population Estimates Program, July 1 of each year. These annual estimates are designed for year-over-year comparison, unlike the ACS five-year figure shown as this profile's population. It has been holding roughly steady, over a series running from 2020 to 2024.

People moving in and out

Net migration
+1.3%
of residents, in a year
Arrivals from another state
50%
of people moving in
Income of arrivals
$46,161
average per tax return
Income of those who left
$43,600
average per tax return

Where newcomers came from

  1. Spartanburg County, SC 812 people · 31% of arrivals
  2. Cleveland County, NC 225 people · 8.5% of arrivals
  3. York County, SC 213 people · 8.0% of arrivals
  4. Gaston County, NC 129 people · 4.9% of arrivals
  5. Greenville County, SC 89 people · 3.4% of arrivals

Where people who left went

  1. Spartanburg County, SC 749 people · 35% of departures
  2. Cleveland County, NC 165 people · 7.8% of departures
  3. Greenville County, SC 118 people · 5.6% of departures
  4. York County, SC 103 people · 4.9% of departures
  5. Gaston County, NC 69 people · 3.3% of departures

Based on the address on federal tax returns, compared with the same filers a year earlier. It counts people who file, and sees a move only when the address on a return changes. Domestic moves only: people arriving from abroad are left out. This is the figure for Cherokee County, SC. IRS Statistics of Income, filing years 2022–2023.

Housing units permitted per year

2022202320242025366.0
Annual totals from the Census Building Permits Survey. Permitting in 2025 was higher than 2022 (+500%).

Weather & climate

6 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 91°F and January a low of 33°F.

Normal annual precipitation is 43.3 inches.

20°40°60°80°100°JFMAMJJASOND
Solid line: normal daily high. Dashed line: normal daily low. 1991-2020 normals from NOAA station GASTONIA MUNI AP, 29.8 miles from this location.

Precipitation

JFMAMJJASOND4.2"
Normal monthly precipitation, in inches.
MetricValueSource period
Annual precipitation1991-2020 Normals43.3"1991-2020 Normals
Average January low1991-2020 Normals33°F1991-2020 Normals
Average July high1991-2020 Normals91°F1991-2020 Normals
Comfortable months1991-2020 Normals61991-2020 Normals
Seasonal temperature swing1991-2020 Normals38°F1991-2020 Normals

Climate figures are thirty-year normals, not current conditions. How to read climate and air quality.

Physical risk

48 / 100
Physical resilience

The hazards accounting for most of this area's expected annual loss are inland flooding, tornado and cold wave, with inland flooding alone responsible for 51% of it. Tornado is independently rated low or minimal nationally, so this describes how the loss is composed, not how large that hazard is.

Ice stormElevated
Cold waveHigh
LightningModerate
EarthquakeElevated
Inland floodingModerate
HurricaneModerate
LandslideModerate
HailModerate

Low or minimal exposure: tornado, strong wind, heat wave, drought, wildfire, winter weather, tsunami, volcanic activity, coastal flooding, avalanche.

Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. City values are the population-weighted mean of the counties the city overlaps, using AreaProfile place-to-county land-area weights. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.

Violent crime
280
per 100,000 residents · 2025 calendar year
Property crime
2,848
per 100,000 residents · 2025 calendar year

Below these are deaths rather than offenses, published for the county. The two measure different things and are not comparable with each other.

Gaffney's police department reported 280 violent offenses per 100,000 residents, near the middle of places with a department reporting. Property crime runs at 2,848.

Cherokee County has a modeled homicide rate of about 9.4 per 100,000 residents a year, because the CDC suppresses counts this small, higher than most counties measured. The CDC does not publish this below county level.

Firearm deaths of all intents run at 22.9 per 100,000 — more than the homicide rate, since the figure counts suicides and accidents as well as homicides.

Drug overdose deaths run at 28.2 per 100,000 residents in Cherokee County.

Homicide
9.4
per 100,000 residents · modeled, not measured
Firearm deaths, all intents
22.9
per 100,000 residents
Drug overdose
28.2
per 100,000 residents
Suicide
28.2
per 100,000 residents

Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides, so the firearm figure and the homicide figure above it count some of the same deaths twice over. They overlap and should not be added together.

Offenses are reported to the FBI by Gaffney’s own police department and shown only where it reported every month of the year; a partial year is withheld rather than scaled up. Reported crime is what police recorded, which is not the same as what happened. Death rates are crude rates — deaths divided by population, not adjusted for age — except where a count was too small for the CDC to publish and it modeled the rate, which the card marks. They come from provisional death certificate records, published by the CDC by county and not below it. So they describe the county around Gaffney (Cherokee County) rather than Gaffney itself. Neither is part of the Area Score. How to read crime rates and death rates.

What this profile does not cover

Each of these is absent for a reason, not by oversight. The Area Score is calculated without them; the weighting is on the methodology page.

Cost of living
Price parities are published for metropolitan areas, and this place lies outside one.
Air quality
The EPA publishes an air-quality index only where a monitor sits. There is none in this county, and a modeled value would be a different kind of number from the measured ones everywhere else on this page.
Taxes
Income and sales taxes are not published: no source covers them nationally with a method open enough to check. Property taxes are shown in the housing section but are not part of the score. Cost of living is published where the Bureau of Economic Analysis measures it, though not for this place. Nothing here is individualized tax advice.
Anything about a specific address
Every figure describes an area, not a street or a house.

Access

4 major airports lie within 100 miles, the nearest Charlotte/Douglas Intl at 41 miles.

MetricValueCompared nationallySource period
Broadband access ±4%2024 ACS 5-Year85.6%Bottom 33%of 31,5882024 ACS 5-Year
Distance to major airportNASR current cycle41 miBottom 18%of 4,226NASR current cycle
Major airports within 100 milesNASR current cycle4Bottom 38%of 4,226NASR current cycle
No internet access ±4%2024 ACS 5-Year12.6%Bottom 28%of 31,5882024 ACS 5-Year
AirportCodeDistanceLongest runway
Charlotte/Douglas IntlCLT41 mi10,000 ft
Donaldson FldGYH46 mi8,000 ft
Asheville RgnlAVL56 mi8,002 ft

Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.

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Area Score
52
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Data & methodology

Used forSourceSource period
AccessFederal Aviation Administration
Airports (NASR) — Aeronautical Data Delivery Service
NASR current cycle
SafetyFederal Bureau of Investigation, Crime Data Explorer
Summarized offense counts by law enforcement agency
2025 calendar year
Physical riskFederal Emergency Management Agency
National Risk Index
National Risk Index December 2025 (v1.20.0)
Demographics, IncomeInternal Revenue Service, Statistics of Income Division
U.S. Population Migration Data (county to county)
filing years 2022–2023
ClimateNOAA National Centers for Environmental Information
U.S. Climate Normals 1991–2020 (Monthly)
1991-2020 Normals
JobsU.S. Bureau of Labor Statistics
Local Area Unemployment Statistics
July 2026
DevelopmentU.S. Census Bureau
Building Permits Survey
12 months ending July 2026
Access, Demographics, Housing, Income, JobsU.S. Census Bureau
American Community Survey 5-Year Estimates (Table-Based Summary File)
2024 ACS 5-Year
DemographicsU.S. Census Bureau
Population Estimates Program
July 1, 2024 estimate
SafetyU.S. Centers for Disease Control and Prevention, National Center for Health Statistics
Provisional county-level mortality by intent
March 2025 to February 2026; May 2025 to April 2026
SchoolsU.S. Department of Education, National Center for Education Statistics
Common Core of Data and EDFacts assessments
2018-19 school year; 2024-25 school year
HousingU.S. Department of Housing and Urban Development, Office of Policy Development and Research
Fair Market Rents
FY2026
HousingU.S. Federal Housing Finance Agency
House Price Index (traditional, all-transactions)
2026 Q2
Current conditionsNOAA National Weather Service
National Weather Service current conditions
Live observation, read when the page opens

Profile recalculated October 8, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology, or every source with how often each updates.

ZIP codes in Gaffney

2 ZIP areas

Every ZIP area in Gaffney with census figures of its own, largest first.

ZIPPopulationMedian household incomeMedian home valueArea Score
2934020,763$44,123$108,80051
2934120,647$58,029$188,90055