Apartment Acquisitions · Florence
Sell Your Commercial Property In Florence, SC
Skyline Capital Investments buys commercial apartment buildings of 5+ units in Florence and across Florence County — listed or off-market, stabilized or value-add. Get clear feedback on your deal, typically within 48 hours.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Florence Submarkets: Downtown Florence · Darlington · Quinby · Timmonsville — Florence County, SC
Market Snapshot
Renter Demand In Florence
Florence, in Florence County, is a city of 40,408 residents where renters head 41.6% of households, per ACS 2020-2024. McLeod Regional Medical Center, MUSC Health Florence Medical Center and Francis Marion University anchor rental demand. Median gross rent in Florence was $992 a month, below the $1,180 South Carolina median. Homes in buildings of five or more units make up 17.0% of all Florence housing. This profile covers rents, HUD FY2027 benchmarks, City of Florence millage and South Carolina landlord law for owners who plan to sell commercial property in Florence, SC.
McLeod Regional Medical Center
McLeod Regional Medical Center in Florence has 517 beds and anchors the McLeod Health system, according to McLeod Health.MUSC Health Florence
MUSC Health Florence Medical Center has 396 patient beds, according to MUSC Health, giving Florence a second acute-care hospital.Francis Marion University
Francis Marion University, on East Palmetto Street in Florence, enrolled 4,112 students in fall 2024, per its trustees' minutes.Our Buy Box
What We Buy In Florence
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Florence Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Florence
Renters occupy 41.6% of Florence's 16,413 occupied homes, or 6,820 households, in ACS 2020-2024 tenure data. That share tops South Carolina's 28.1% renter rate in the same survey. Some 3,253 Florence homes, or 17.0%, sit in buildings with five or more units. The median Florence home was built in 1983, and 46.7% predate 1980 (ACS table B25034).
Rents and affordability in Florence
Florence's median gross rent was $992 a month in ACS 2020-2024, $188 below the South Carolina median of $1,180. Some 48.5% of Florence renters pay 30% or more of income for housing (table B25070). The Florence, SC HUD Metro FMR Area sets the HUD FY2027 fair market rents below.
| Unit size | HUD FY2027 FMR, per month |
|---|---|
| Efficiency | $982 |
| 1 bedroom | $987 |
| 2 bedrooms | $1,121 |
| 3 bedrooms | $1,444 |
| 4 bedrooms | $1,545 |
Property taxes in Florence County
A $2,000,000 rental building inside the City of Florence owes about $52,392 a year at 2025 millage. Rentals are assessed at 6% of fair market value under S.C. Code 12-43-220(e), or $120,000. The 2025 South Carolina property tax rate report lists 102.3 Florence County mills, 75.6 City of Florence mills and 258.7 Florence 1 school mills, or 436.6 combined.
That equals an effective rate near 2.62% of value. Owners who sell commercial property in Florence, SC also pay the state deed recording fee of $1.85 per $500, or $3.70 per $1,000 (S.C. Code 12-24-10).
Landlord rules in South Carolina
South Carolina landlords must itemize security deposit deductions within 30 days after the tenancy ends and possession is delivered (S.C. Code 27-40-410). A landlord may end a lease when rent stays unpaid five days after the due date and written notice was given (27-40-710). Month-to-month tenancies end on 30 days' written notice (27-40-770).
S.C. Code 27-39-60 bars counties and cities from regulating rent on privately owned rental property. Investors who sell commercial real estate in Florence, SC can show buyers rent growth without a local rent cap.
What it means for an owner
Florence pairs 6,820 renter households with a $992 median rent and a $1,121 HUD two-bedroom benchmark. Florence's rental vacancy rate was 10.6% in ACS 2020-2024, so lease-up history matters to buyers. Before you sell your apartment building in Florence, test pricing in our cap rate calculator.
Skyline Capital Investments buys 5+ unit apartment buildings. To sell commercial property in Florence, SC without listing it, start on our sell my apartment building page.
Local Knowledge
What Shapes A Florence Offer
More about selling in South Carolina →Investing in Florence? See apartment syndications in Florence →
- Florence rentals are assessed at 6% of fair market value under S.C. Code 12-43-220(e).
- Before selling commercial property in Florence, budget $3.70 per $1,000 for the state deed recording fee.
- Buyers will ask about the 436.6 combined 2025 mills when you sell commercial real estate in Florence, SC.
Seller Guides
Selling A Building In Florence
Learn More
Taxes & Rules For Florence Property
The South Carolina rules that shape any deal in Florence: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Florence Seller FAQ
How do I sell commercial property in Florence, SC directly?
Skyline Capital Investments buys 5+ unit apartment buildings directly, so there is no listing period. Bring rent rolls and operating statements. Florence has 6,820 renter households under ACS 2020-2024, and buyers will measure your rents against the $992 city median and HUD FY2027 benchmarks.
What property tax will a buyer underwrite on a Florence apartment building?
South Carolina assesses rental property at 6% of fair market value. With 436.6 combined 2025 mills for Florence County, the City of Florence and Florence 1 schools, a $2,000,000 building owes about $52,392 a year, an effective rate near 2.62%.
Is there rent control if I sell commercial real estate in Florence, SC?
No. S.C. Code 27-39-60 bars any county or municipality from regulating the rent charged on privately owned residential or commercial rental property. A buyer of a Florence building can set rents without a local cap, subject to existing lease terms.
How many apartment-style homes are in Florence?
Florence has 3,253 homes in buildings with five or more units, or 17.0% of its 19,110 housing units, per ACS 2020-2024. Owners ready to sell multifamily property in Florence compete with a stock where 46.7% of homes were built before 1980.
What are fair market rents in Florence for 2027?
HUD's FY2027 fair market rents for the Florence, SC HUD Metro FMR Area are $987 for a one-bedroom, $1,121 for a two-bedroom and $1,444 for a three-bedroom. Florence's ACS 2020-2024 median gross rent of $992 sits close to the one-bedroom figure.
What if my Florence building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
Can I sell my Florence apartment building off-market?
Yes. We work directly with owners and through listing agents. Off-market conversations are confidential, and we coordinate tours so tenants and staff are not disrupted.
Who buys occupied rental property in Florence?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
Do I need a broker to sell my apartment building in Florence?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
Submit A Deal
Get An Offer Review In Florence
Send the address, unit count, and asking price if you have one. We keep every conversation confidential.
