Home Insurance in Orangeburg County, South Carolina
The median home value in Orangeburg County is $115,800, 55% lower than the South Carolina median.
The typical home in Orangeburg County was built around 1983. About 15% of homes were built before 1960, about 3 points above South Carolina's 12%. Because older housing stock often has aging wiring, roofing or plumbing, it can cost more to insure or rebuild.
Mobile and manufactured homes typically need a manufactured-home (HO-7) policy rather than a standard homeowners policy. The housing stock in Orangeburg County is 58% single-family homes, 3% apartments in buildings with 5+ units and 31% mobile or manufactured homes.
About 36% of owner-occupied homes in Orangeburg County have a mortgage. Lenders require hazard (homeowners) insurance on any home carrying a mortgage.
About 67% of occupied homes in Orangeburg County are owner-occupied. The vacancy rate is 20%; vacant or unoccupied homes typically need a different coverage form than an owner-occupied policy.
Homes heated with propane can carry added fire risk. Fuel-tank leaks and spills are often excluded from standard homeowners policies. In Orangeburg County, 80% of homes are primarily heated with electricity.
FEMA's National Risk Index lists earthquake (Relatively Moderate), hurricane (Relatively High) and strong wind (Relatively High) as the leading hazards for Orangeburg County. Standard homeowners policies exclude earthquake, so separate coverage is usually needed.
As of September 2026, Orangeburg County has 209 active NFIP flood insurance policies. Standard homeowners insurance does not cover flood damage, so flood coverage needs a separate NFIP or private flood policy.
The statewide average premium for a standard HO-3 homeowners policy in South Carolina is $1,753 per year, according to the NAIC homeowners insurance report (2023 data).
Key figures
| Median home value | $115,800 |
|---|---|
| Median year built | 1983 |
| Owner-occupied share | 67% |
| Share of owner-occupied homes with a mortgage | 36% |
| Top hazards (FEMA National Risk Index) | Earthquake (Relatively Moderate), Hurricane (Relatively High), Strong Wind (Relatively High) |
| Active NFIP flood policies (county) | 209 |
| Home insurance premium | $1,753 - statewide average (NAIC, 2023 data) |
Towns and cities
- Bowman
- Branchville
- Cope
- Cordova
- Elloree
- Eutawville
- Holly Hill
- Livingston
- North
- Orangeburg
- Rowesville
- Santee
- Springfield
- Vance
- Woodford
Smaller communities
-
Neeses
- Median home value: $44,300
- Median year built: 1972
- Owner-occupied share: 73%
-
Norway
- Median home value: $95,000
- Median year built: 1970
- Owner-occupied share: 52%
Sources
Data last updated: 2026-09-29
- U.S. Census Bureau Gazetteer Files (2024)
- U.S. Census Bureau, American Community Survey 2020-2024 5-Year Estimates (2024)
- FEMA National Risk Index (December 2025)
- FEMA OpenFEMA NFIP Redacted Policies v3 (2026)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owners Insurance: Data for 2023 (published 2026) (2023)