Beaufort, Jasper Counties getting more affordable & workforce housing — what’s the difference?
In the ongoing conversation about housing needs across Beaufort and Jasper Counties, terms like “low-income,” “affordable,” “workforce” and “market-rate” housing often get used interchangeably — but they don’t all mean the same thing.
As the area works to address a growing housing gap across a wide range of incomes, it’s important to understand how these terms differ and what they actually mean for residents trying to find a place to live and for current residents to understand what types of housing stock is being considered for construction in their neighborhood.
Here’s a breakdown of each term based on state and federal housing definitions, cost and regional benchmarks.
Affordable Housing: The Umbrella Term
At its core, affordable housing simply means that a household spends no more than 30% of its gross monthly income on housing costs, according to the U.S. Department of Housing and Urban Development. These costs include rent or mortgage payments, utilities, property taxes and insurance.
This definition often applies regardless of income level because that 30% cap generally makes it affordable for anyone, no matter where you live.
In this way, affordable housing serves as an umbrella term that covers multiple types of housing — including low-income and workforce housing. It’s a concept rooted in budgeting, not in specific price points.
“Affordability is kind of that all-encompassing term,” said Jennifer Tuckwiller, director of operations for the Beaufort Jasper Housing Trust. “It means a home is priced appropriately for the person living in it, based on their income — not necessarily what it costs to build or rent.”
Low-Income Housing
Low-income housing is a subset of affordable housing, but with very specific guidelines and financial backing. These homes are typically funded or supported through federal and state programs such as:
These developments come with income restrictions — generally serving households earning at or below 80% of the area median income (AMI).
In South Carolina, all federal dollars for these programs flow through South Carolina Housing, which sets the rules and distributes funding, Tuckwiller said.
Each property funded this way may have its own set of restrictions based on financing, but all are designed to support those most in need of stable housing.
Workforce Housing
Workforce housing is designed for those who earn too much to qualify for low-income housing but still struggle to afford market-rate options — a group sometimes called the “missing middle.”
Typically, workforce housing serves individuals and families earning between 80% and up to 150% of the areas monthly income, respective to the area in which they live. This often includes:
- Teachers
- Nurses
- Police officers
- Service workers
In areas like Hilton Head, the cost of living has pushed municipalities to expand their workforce housing definitions to that 150% AMI threshold to better match local economic realities, Tuckwiller noted.
The LiveWell Terrace development in Bluffton, designed to serve workers of the soon-to-be Bluffton campus of Beaufort Memorial Hospital and others, aims to fill in this gap, with 30 units restricted to 40% AMI, 60 units for 60% AMI and another 30 units reserved for 80% AMI.
The HUD uses the AMI for a family of four to determine levels of affordability, which sits at $112,500 per year in Beaufort County and $78,600 in Jasper County.
With median home prices in the region now hovering around $446,000, according to SC Realtors’ July 2025 report, workforce housing is becoming increasingly critical — especially in tourist-driven markets where locals are often priced out of the communities they serve.
Market-Rate Housing
Market-rate housing refers to homes that are rented or sold at prevailing market prices — with no subsidies or income restrictions. These homes are priced based on local demand and availability, and anyone can qualify if they meet the leasing or mortgage requirements.
Current developments like Foxtail Commons located on S.C. 170 fit this criteria, as these homes are not income-restricted or subsidized housing, but rather, market-rate homes available to anyone who meets leasing requirements.
In Beaufort and Jasper counties, current market rates reflect rising housing costs, with one-bedroom apartments often renting between $1,700 and $1,900 per month, according to Tuckwiller.
What is the median household income in the Beaufort & Jasper areas?
Aside from the HUD AMI number for Beaufort and Jasper Counties, 2023 data from the U.S. Census Bureau shows that the median household income for Beaufort and Jasper Counties is:
- Beaufort County: $81,111
- Jasper County: $63,503
For cities within these areas, median household income data shows:
- Bluffton: $105,463
- Beaufort: $59,454
- Hilton Head: $96,715
- Port Royal: $70,330
- Hardeeville: $78,233
- Ridgeland: $71,023
Why do the distinctions matter?
Understanding the distinctions between these terms is more than semantics — it impacts policy, funding and housing availability.
As the region continues to grow and housing costs constantly fluctuate, understanding these categories helps residents, policymakers and developers navigate an increasingly complex system.
“It’s a complicated topic and understanding the definitions is just the beginning,” Tuckwiller said. “The main hurdle is understanding how they’re financed, which begs the bigger question and concern as to why the Beaufort-Jasper area doesn’t have as much affordable housing … and it’s because the private market can’t do it on its own.”
