How Southern Housing Works in South Carolina

What Southern Housing Offers and Who It Serves

Southern Housing is a nonprofit organization based in South Carolina that develops and manages affordable rental housing across the state. The organization builds and operates apartment communities designed for people with low to moderate incomes, older adults, and people with disabilities. Unlike a traditional landlord or property management company, Southern Housing operates under a mission to provide stable, affordable housing rather than maximize profit.

Southern Housing manages properties in multiple South Carolina communities and works with federal funding programs—primarily Low-Income Housing Tax Credits and HUD financing—to keep rents below market rates. If you are searching for affordable rental housing in South Carolina, Southern Housing communities may have units available, though availability and rent levels vary by location and property type.

Key Takeaways

• Southern Housing operates affordable rental communities across South Carolina for people with low to moderate incomes, seniors, and people with disabilities.
• Rent at Southern Housing properties is typically lower than market rate because the organization uses federal funding and tax credit programs to reduce costs.
• Each Southern Housing property has its own income limits, lease terms, and application process—you cannot apply to the organization as a whole.
• You can contact individual properties directly or reach Southern Housing's main office to learn which communities have units available and what the current income requirements are.
• Southern Housing does not participate in Section 8 voucher programs at all properties, so confirm payment methods before you apply.

How to Find Southern Housing Properties Near You

Southern Housing operates multiple communities throughout South Carolina, but the organization does not maintain a single searchable database on its website. Instead, you will need to contact Southern Housing directly or visit individual property websites to learn about available units. The main Southern Housing office can tell you which communities are currently accepting new residents and direct you to the right property for your situation.

Each property operates independently, so rent amounts, income limits, lease terms, and move-in requirements differ from one community to another. A property in one town may accept residents with higher incomes than a similar property elsewhere. Before you visit or call, have your household income and family size ready—this information determines whether you meet that property's income limits.

Income Limits and Rent Calculations

Southern Housing properties use Area Median Income (AMI) to set income limits. AMI is a federal figure that changes each year and varies by county. Most Southern Housing communities serve households earning between 50 and 80 percent of AMI, though some properties serve higher or lower income ranges. A household that earns too much for one property may still may have access to for another.

Rent is typically calculated as a percentage of your household income—often 30 percent—rather than a flat amount. This means your rent payment changes if your income changes. When you report a raise or a job loss, the property will recalculate your rent at your next lease renewal. Some properties also charge a flat rent amount; confirm which method applies at the specific community where you are interested.

You will need to provide proof of income when you apply. Acceptable documents usually include recent pay stubs, tax returns, Social Security statements, or unemployment benefits letters. If your income varies or you are self-employed, bring several months of documentation so the property can calculate an average.

The Application and Move-In Process

Each Southern Housing property handles applications separately. When you contact a property and learn that units are available, ask for an application form—some properties provide these in person, by mail, or online. The application asks for household composition, income information, rental history, and permission to run a background and credit check.

Southern Housing properties typically conduct criminal background checks and may review your rental history to assess whether you have paid rent on time and followed lease terms in the past. Eviction records, unpaid rent judgments, or recent criminal convictions may disqualify you, though policies vary by property. Contact the specific property to understand their screening standards before you apply.

Once you submit an application, the property will verify your income, contact previous landlords, and complete the background check. This process usually takes one to three weeks. If you are approved, you will sign a lease and pay a security deposit before moving in. The security deposit amount varies but is typically one month's rent or less.

What to Bring When You Apply

Gather these documents before you visit or call a Southern Housing property:

• Photo identification (driver's license, state ID, or passport)
• Proof of income for the past 30 days (pay stubs, Social Security statement, unemployment letter, or tax returns)
• Social Security numbers for all household members
• References from previous landlords or employers
• Information about any pets (breed, size, and vaccination records if applicable)

If you receive benefits—Social Security, disability payments, child support, or unemployment—bring the most recent statement showing the amount and frequency of payment. If you are unemployed or between jobs, bring documentation of your job search or a letter from a potential employer stating a start date.

Lease Terms and House Rules

Southern Housing leases typically run for one year and renew annually. The lease spells out your responsibilities as a tenant, including how to report maintenance requests, rules about guests and overnight visitors, pet policies, and what happens if you break the lease early. Read the lease carefully before you sign; ask the property manager to explain any terms you do not understand.

Most Southern Housing properties prohibit illegal activity, require you to maintain the unit in good condition, and set rules about noise and common area use. Some communities have additional rules—for example, senior communities may have age requirements, and properties serving people with disabilities may have support services or program participation requirements. Confirm these details with the property before you commit.

If you need to move out before your lease ends, you typically must give 30 days' written notice and may owe rent through the end of your lease term or a lease-break fee. Understand your exit options before you sign.

Maintenance, Utilities, and Additional Costs

Southern Housing properties maintain the building structure, roof, and common areas. Your lease will specify which utilities you pay and which the property covers. In some communities, water, sewer, and trash are included in rent; in others, you pay these separately. Electricity and gas are usually your responsibility, though a few properties include these as well.

Ask about any additional fees before you move in—some properties charge for parking, pet fees, or late rent penalties. Confirm whether the rent quoted to you is the total monthly cost or whether other charges will be added to your bill.

Frequently Asked Questions

How do I learn about Southern Housing has units available right now?

Contact Southern Housing's main office by phone or visit the organization's website to learn which properties currently have openings. You can also call individual properties directly. Availability changes frequently, so properties that are full one month may have units available the next.

What if my income is too high for one Southern Housing property?

Different Southern Housing communities serve different income ranges. If one property's income limit is too low for your household, another property may accept you. Contact Southern Housing to ask which communities match your income level.

Does Southern Housing accept Section 8 vouchers?

Some Southern Housing properties participate in the Section 8 program, but not all. If you hold a Section 8 voucher, ask the specific property whether they accept it before you apply. Do not assume all Southern Housing communities take vouchers.

What happens if my income increases after I move in?

Most Southern Housing leases require you to report income changes. When your income rises, your rent will increase at your next lease renewal, typically calculated as 30 percent of your new income. If your income drops, your rent may decrease as well.

Can I be denied housing because of my credit score?

Southern Housing properties review credit history as part of the application process, but policies on what scores or issues disqualify you vary by property. Some properties focus more on rental payment history than credit score. Ask the property what credit issues, if any, would prevent approval.