Gaffney
RANK #196 / 996 NAT · #6 / 24 SC · POP 56,200
1YR FORECAST: -1.3%
5YR OUTLOOK: +32%
Cherokee County, South Carolina, is perhaps best known for the Peachoid, a distinctive 135-foot-tall water tower shaped like a peach, prominently visible from Interstate 85 in Gaffney. This landmark highlights the county's agricultural heritage and its position in the "Old Iron District" due to its pre-Civil War iron mining. Located in the Piedmont region, the county sits between Charlotte, NC, and Greenville/Spartanburg, SC, with both major cities approximately 45 minutes away via I-85. The community offers access to outdoor recreation, including hiking and kayaking on the Broad River and trails at Lake Whelchel, which is part of the Overmountain Victory National Historic Trail.
Life in Cherokee County offers an affordable cost of living, with many residents owning their homes. The Cherokee County School District serves over 7,700 students across 15 schools. Commute options include Interstate 85, US 29, and several state highways, with vanpool programs available through local companies. The economy is experiencing growth, with recent investments in manufacturing and solar technology. These developments contribute to job creation and a changing economic landscape for families and workers in the area.
Prices declining
Below-average climate & terrain
Housing looks undervalued at 3.8x — home prices are low relative to local economic output. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
Cielo Digital Infrastructure Data Center Campus
Cielo Digital Infrastructure, LLC
|
$2,100M | Planned |
|
First Solar Manufacturing Facility
First Solar, Inc.
|
$330M | Under Construction |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 996 counties.
Cherokee County ranks #196 out of 996 U.S. counties on the Boom Town Index with a score of 80/100. The composite score reflects long-term strength — housing, income, and migration patterns — but near-term hiring is soft (employment is down 4.7% year-over-year). Median household income here is $47,011.
By national standards, Cherokee County is quite affordable. Homes here have a median value of $124,500, and the income-to-home-value ratio of 0.38 is well above the U.S. average — especially with median rent at just $828/month. Residents can generally buy a home without being cost-burdened.
Cherokee County's job market is contracting (-4.7% YoY) while population is roughly stable (-0.0% change). Home values are -5.6% over the past 12 months. Hiring headwinds without an offsetting exodus — residents are staying, but local employers are shedding payroll.
Not particularly — 1.93% of Cherokee County's population moved in from another state, which is below the national average. Most residents are long-term locals rather than recent transplants.
Home values fell -5.6% over the past year in Cherokee County, bringing the median down to $124,500. A drop of that magnitude usually reflects weakening demand or population outflow — worth watching if you're considering buying here.