2004 SC Metro Population Est.

[Spartan]

Using the 2004 Census Estimates and the new Metropolitan/Micropolitain/CSA Definitions I have compiled the population for all of the Metro Areas, Micro Areas, and Combined Statistical Areas that are in South Carolina.

This excludes the following counties that are affiliated with Augusta, GA, and Charlotte, NC: Aiken County, Edgefield County, York County

The format is: 2004 Population (+/- change since 2003).

------------------------------------------------------------------------------------------

State of SC: 4,198,068 - (+50,916)

Metropolitan Statistical Areas

Anderson metro-------------------------173,550 (+2040)

Principal City: Anderson

Anderson County------173,550 (+2040)

Charleston-North Charleston metro---583,434 (+11,803)

Principal City: Charleston, North Charleston

Berkeley County------ ------------------ 149,668 (+3219)

Charleston County---- ------------------326,762 (+5748)

Dorchester County----------------------107,004 (+2836)

Columbia metro------------------------- 679,456 (+8049)

Principal City: Columbia

Calhoun County---------------------------15,287 (-80)

Fairfield County---------------------------24,142 (+302)

Kershaw County--------------------------55,491 (+1010)

Lexington County------------------------231,057 (+4529)

Richland County-------------------------334,609 (+2505)

Saluda County-----------------------------18,870 (-217)

Florence MSA-----------------------------197,256 (+965)

Principal City: Florence

Darlington County-------------------------67,577 (-379)

Florence County--------------------------129,679 (+1344)

Greenville metro------------------------583,867 (+5382)

Principal City: Greenville

Greenville County----------------------401,174 (+5817) 395,357

Laurens County--------------------------70,218 (-51)

Pickens County--------------------------112,475 (-384)

Myrtle Beach-Conway-North Myrtle Beach metro---217,608 (+6851)

Principal City: Myrtle Beach, Conway, North Myrtle Beach

Horry County----------------------------217,608 (+6851)

Spartanburg metro----------------------264,230 (+2949)

Principal City: Spartanburg

Spartanburg County---------------------264,230 (+2949)

Sumter metro----------------------------105,943 (+186)

Principal City: Sumter

Sumter County---------------------------105,943 (+186)

Micropolitan Statistical Areas

Bennetsville micro-----------------------28147 (-264)

Principal City: Bennetsville

Marlboro County--------------------------28147 (-264)

Chester micro----------------------------33563 (-319)

Principal City: Chester

Chester County---------------------------33,906 (-319)

Dillon micro-------------------------------31,289 (+262)

Principal City: Dillon

Dillon County------------------------------31,289 (+262)

Gaffney micro-----------------------------53,782 (+227)

Principal City: Gaffney

Cherokee County-------------------------53,782 (+227)

Georgetown micro------------------------59,790 (+931)

Principal City: Georgetown

Georgetown County----------------------59,790 (+931)

Greenwood micro-------------------------67,519 (+67)

Principal City: Greenwood

Greenwood County-----------------------67,519 (+67)

Hilton Head Island-Beaufort (CSA)------------156,918 (+3031)

Principal City: Hilton Head Island, Beaufort

Beaufort County (micro)----------------135,725 (+2836)

Jasper County (micro)--------------------21,193 (+195)

Lancaster micro---------------------------63,135 (+615)

Principal City: Lancaster

Lancaster County-------------------------63,135 (+615)

Newberry micro---------------------------37,209 (+369)

Principal City: Newberry

Newberry County-------------------------37,209 (+369)

Orangeburg micro------------------------90,779 (-249)

Principal City: Orangeburg

Orangeburg County----------------------90,779 (-249)

Seneca micro-----------------------------69,057(+534)

Principal City: Seneca

Oconee County---------------------------69,057

Union micro-------------------------------28,862 (-243)

Principal City: Union

Union County-----------------------------28,862

Walterboro micro-------------------------39,595 (+422)

Principal City: Walterboro

Colleton County--------------------------39,595 (+422)

Combined Statistical Areas

Columbia-Newberry CSA--------------716,665 (+8418)

Columbia Metro-------------------------679,456

Newberry Micro--------------------------37,209

Greenville-Spartanburg-Anderson CSA-------------1,173,433 (+10,880)

Anderson Metro-------------------------173,550

Greenville Metro------------------------583,867

Spartanburg Metro----------------------264,230

Gaffney Micro-----------------------------53,782

Seneca Micro-----------------------------69,057

Union Micro--------------------------------28,862

Myrtle Beach-Conway-Georgetown CSA---277,398 (+7717)

Georgetown Micro------------------------59,790

Myrtle Beach-Conway-North Myrtle Beach Metro---217,608

My 2003 numbers were copied from the census, but they appear to be slightly off- I am not sure why this is. So the population changes are approximate. They will still give you the idea of what is going on.

[UrbanSoutherner]

Thanks for these numbers Spartan. I am surprised at how fast the Charleston area is growing. There has been much debate about what city is growing the fastest in SC, and these numbers seem to confirm that it is not Greenville or Columbia, but Charleston. I am also surpised how much more Columbia's MSA has grown that Greenville's MSA. In fact, Columbia's CSA almost grew as much as the two upstate CSAs combined, which is a much bigger area. Even Myrtle Beach's MSA has grown more than Greenville's MSA. What is up? I thought Greenville was growing faster with all the industrial growth, etc.

[monsoon]

Growth by MSA. Rank

1. Myrtle Beach - 3.25%

2. Charleston - 2.06%

3. Columbia - 1.20%

4. Anderson - 1.18%

5. Spartanburg - 1.13%

6. Greenville - 0.93%

7. Florence - 0.49%

8. Sumter - 0.17%

Amazing about Myrtle Beach

[bobliocatt]

I'm suprised about Charleston, as well. I always figured the high growth area in the state was Greenville. Mrytle Beach is impressive also. Is the city seeing a boom in new non-service related jobs?

[teshadoh]

I'm suprised about Charleston, as well.  I always figured the high growth area in the state was Greenville.  Mrytle Beach is impressive also.  Is the city seeing a boom in new non-service related jobs?

<{POST_SNAPBACK}>

Greenville - Spartanburg started bottoming in the late 90's as the industrial sector eroded. Now, the erosion is continuing to deplete the area of jobs - so, it's hard to justify growth based, but hopefully things will improve or the area will look at diversifing it's economy.

[The_sandlapper]

I'm surprised everyone is so surprised about Myrtle Beach it was the 13th fastest growing metro in the 90's (behind Raleigh) according to the census, and the fastest in the state today! I've always said Columbia was growing just as fast as the upstate. I think people tend to think the upstate is growing fastest because it had a high sprawl index. Greensboro in that same report had a high sprawl index but was not growing as fast as say Raleigh, Atlanta, Charlotte, or Riverside, CA, & other cities that ranked high in that report. There was even an article that stated that jusrt because a city didn't have a high sprawl index didn't mean that the city wasn't growing fast. It just means that its growth was more centralized.

"A single part of the picture doesn't necessarily tell the whole sprawl story: Sprawl, the study underscores, is a complex statistical animal to track - so much so, in fact, that it may not really fit Justice Stewart's definition of pornography.

An observer, for example, may know what he or she sees in one part of a metro, but that one part doesn't automatically define the whole sprawl story, the study's authors contend. Cases in point: Columbia, S.C., and Tulsa, Okla. - areas that the researchers labeled as part of "a mixed bag."

"While the Columbia or Tulsa metro areas contain large swaths of low-density development, the presence of a number of strong centers brings them up in the overall ranking," researchers wrote. (Both metros scored near the middle in their Sprawl Index Scores, with Columbia ranked the 34th highest sprawl area, and Tulsa ranked 43rd.)"

http://www.conway.com/ssinsider/snapshot/sf021028.htm

[UrbanSoutherner]

Good point about Myrtle Beach Sandlapper. Also, thanks monsoon for the number crunching. I am surprised that Anderon and Spartanburg both gained more people (in percentage terms) than Greenville. I really wonder if Greenville's reliance on industrial growth is an Achille's heel. It did really well in the 1980s/1990s. They got BMW and its feeder companies and Michelin's North American headquarters. But perhaps it has fizzled out and the city is now coasting on fumes from that. And ICAR is not that comprehensive - it is not the Research Triangle or even USC's research campus in terms its ultimate potential even if all goes well. In the post-industrial knowledge age that we are moving quickly into, maybe Columbia and Charleston are actually better positioned to be healthly and growing cities in the future. USC is not going anywhere and could help Columbia greatly in a knowledge economy. And Charleston has the port (even in a post-industrial economy, you have to ship things in and out - in fact, even more so), a major medical complex, and tourism.

Charleston may have been truly underestimated by many of the posts on the site, including my own. As Richard Florida points out, companies can do business anywhere in this information age. So quality of life really matters. Charleston has a lot to offer. It is probably the best known SC city outside of Myrtle Beach and perhaps Hilton Head Island. It is coastal. It is one of the nation's most historic cities and has some of the best remaining architecture from the 18th and 19th centuries in the US. Charleston is a very urban place in terms of having historic buildings, sense of place, density, walkability, and mixed use. It is what new urbanism seeks to create, only it is the real thing. It is also just a very beautiful city (at least below the Crosstown). And you also have MUSC which could help with developing a medical technology sector. Charleston really got hit hard in the 1990s with the base closing, and maybe that made it seem less robust in that it had to make up lost ground then. Maybe SC's most important city historically (prior to the 20th century) is ready for a mini-boom. What do people think?

[The_sandlapper]

I'm suprised about Charleston, as well.  I always figured the high growth area in the state was Greenville.  Mrytle Beach is impressive also.  Is the city seeing a boom in new non-service related jobs?

<{POST_SNAPBACK}>

Not really, they have the same ole crappy tourist service related jobs there in abundance. It's just that it's a coastal city, and it's relatively cheap to buy property there, and it's a tourist destination, and it's seeing an abundance of northern babyboomers retirieng and buying homes there because it's so cheap (sell your half a million doallar home in NY and buy a 250,000 doallar home 5 blocks from the ocean with money left in the bank). It seems to be heading down the same road as Orlando, or Vegas, the area has always been fast growing area nationally. When I lived there housing, malls, roads, restaraunts, etc.. were going up like weeds within a couple of months. In all honesty I know we all have hometown pride but MB is kicking the rest of the states ass with the exception of York, Beaufort, and now it seems Charleston Counties. Not saying that other towns aren't growing fast just not as fast.

[UrbanSoutherner]

In all honesty I know we all have hometown pride but MB is kicking the rest of the states ass with the exception of York, Beaufort, and now it seems Charleston Counties. Not saying that other towns aren't growing fast just not as fast.

<{POST_SNAPBACK}>

Myrtle Beach is indeed the hot growth area in SC. It and suburban Charlotte are really the only two true boomtown areas in SC right now. It will probably be the fourth largest UA and the fourth largest MSA in the state soon by passing Spartanburg. That puts it at the top of the second-tier cities in SC. It will probably have the tallest skyline in the state in the not so distant future. In peak tourist season, it may already be the largest de facto urban area in the state. I do not care too much for the type of city that Myrtle Beach is and cannot imagine ever living there (I do not really care to visit either), but it clearly is booming. I just wish that it would diversify more. I assume that if it continues to boom and becomes a larger city, it will eventually develop more of an economy outside of tourism and retirement stuff. Even some of the coastal areas in Florida eventually developed a more diverse economy. But what will the "other thing" be I wonder.

[Spartan]

Good point about Myrtle Beach Sandlapper. Also, thanks monsoon for the number crunching. I am surprised that Anderon and Spartanburg both gained more people (in percentage terms) than Greenville. I really wonder if Greenville's reliance on industrial growth is an Achille's heel. It did really well in the 1980s/1990s. They got BMW and its feeder companies and Michelin's North American headquarters. But perhaps it has fizzled out and the city is now coasting on fumes from that. And ICAR is not that comprehensive - it is not the Research Triangle or even USC's research campus in terms its ultimate potential even if all goes well. In the post-industrial knowledge age that we are moving quickly into, maybe Columbia and Charleston are actually better positioned to be healthly and growing cities in the future. USC is not going anywhere and could help Columbia greatly in a knowledge economy. And Charleston has the port (even in a post-industrial economy, you have to ship things in and out - in fact, even more so), a major medical complex, and tourism.

Charleston may have been truly underestimated by many of the posts on the site, including my own. As Richard Florida points out, companies can do business anywhere in this information age. So quality of life really matters. Charleston has a lot to offer. It is probably the best known SC city outside of Myrtle Beach and perhaps Hilton Head Island. It is coastal. It is one of the nation's most historic cities and has some of the best remaining architecture from the 18th and 19th centuries in the US. Charleston is a very urban place in terms of having historic buildings, sense of place, density, walkability, and mixed use. It is what new urbanism seeks to create, only it is the real thing. It is also just a very beautiful city (at least below the Crosstown). And you also have MUSC which could help with developing a medical technology sector. Charleston really got hit hard in the 1990s with the base closing, and maybe that made it seem less robust in that it had to make up lost ground then. Maybe SC's most important city historically (prior to the 20th century) is ready for a mini-boom. What do people think?

<{POST_SNAPBACK}>

Don't underestimate ICAR. It doesn't have the public backing that the USC Research Campus does, but it has a huge potential. The Upstate is also trying to shed the textile based economy, and I think that is hold us back some. The coastal areas will continue to see growth until there is no more coast left to grow on. Another thing you have to remember is that this is from 1 year. These things can change dramatically in such a short time period.

[bobliocatt]

What type of economic growth engine, outside of tourism, is driving mtero Charleston? Other than the port and historic district, what's the attraction, for the recent boom?

[UrbanSoutherner]

What type of economic growth engine, outside of tourism, is driving mtero Charleston?  Other than the port and historic district, what's the attraction, for the recent boom?

<{POST_SNAPBACK}>

I am not really sure. I know there is a significant medical complex with MUSC, the VA, Roper, and St. Francis. I know there are still a number of military facilities like the air force base and weapons station (despite the lose of the big one with the naval base). I know there are a number of colleges with the College of Charleston (around 10,000 or so students last time I heard), The Citadel, and Charleston Southern University. There has been some industrial growth I think. I assume a lot of growth is tourism and retirement related. The city has an initiative to attract tech companies and there are some, but I do not think there are that many. I do not know what else??? Any Charleston folks???

[UrbanSoutherner]

Don't underestimate ICAR. It doesn't have the public backing that the USC Research Campus does, but it has a huge potential. The Upstate is also trying to shed the textile based economy, and I think that is hold us back some. The coastal areas will continue to see growth until there is no more coast left to grow on. Another thing you have to remember is that this is from 1 year. These things can change dramatically in such a short time period.

<{POST_SNAPBACK}>

Good point about one year's data. What are the numbers if you compare 2004 and 2000 I wonder??? Also, I agree that ICAR has real potential. It just does not seem as ambitious as USC's plans. The reality is we do not if any of it is going to pan out in the long run. But at least Clemson and USC are trying.

[Spartan]

County----------------------2004---2000----change----percent change

Abbeville County------ --26,308--26,167 141 0.5%

Aiken County-----------148,960--142,552 6,408 4.5%

Allendale County---------11,061--11,211 -150 -1.3%

Anderson County-------173,550--165,740 7,810 4.7%

Bamberg County---------15,952--16,658 -706 -4.2%

Barnwell County--------- 23,404--23,478 -74 -0.3%

Beaufort County--------135,725--120,944 14,781 12.2%

Berkeley County------- 149,668--142,651 7,017 4.9%

Calhoun County----------15,287--15,185 102 0.7%

Charleston County----- 326,762--309,960 16,802 5.4%

Cherokee County--------53,782--52,537 1,245 2.4%

Chester County----------33,563--34,068 -505 -1.5%

Chesterfield County-----43,289--42,768 521 1.2%

Clarendon County-------33,157--32,502 655 2.0%

Colleton County---------39,595--38,264 1,331 3.5%

Darlington County-------67,577--67,394 183 0.3%

Dillon County------------ 31,289--30,722 567 1.8%

Dorchester County-----107,004--96,361 10,643 11.0%

Edgefield County-------- 24,794--24,560 234 1.0%

Fairfield County----------24,142--23,454 688 2.9%

Florence County--------129,679--125,761 3,918 3.1%

Georgetown County-----59,790--55,797 3,993 7.2%

Greenville County------401,174--379,632 21,542 5.7%

Greenwood County------67,519--66,272 1,247 1.9%

Hampton County---------21,301--21,386 -85 -0.4%

Horry County-----------217,608--96,629 20,979 10.7%

Jasper County------------21,193--20,671 522 2.5%

Kershaw County---------55,491--52,647 2,844 5.4%

Lancaster County--------63,135--61,351 1,784 2.9%

Laurens County----------70,218--69,533 685 1.0%

Lee County---------------20,500--20,119 381 1.9%

Lexington County-------231,057--216,014 15,043 7.0%

McCormick County------ 10,133--9,958 175 1.8%

Marion County ---------35,086--35,466 -380 -1.1%

Marlboro County --------28,147--28,818 -671 -2.3%

Newberry County -------37,209--36,108 1,101 3.0%

Oconee County----------69,057--66,215 2,842 4.3%

Orangeburg County-----90,779--91,509 -730 -0.8%

Pickens County---------112,475--110,757 1,718 1.6%

Richland County -------334,609--320,677 13,932 4.3%

Saluda County----------18,870--19,181 -311 -1.6%

Spartanburg County----264,230--253,782 10,448 4.1%

Sumter County--------- 105,943--104,636 1,307 1.2%

Union County------------ 28,862--29,881 -1,019 -3.4%

Williamsburg County--- 35,372--37,217 -1,845 -5.0%

York County------------ 183,762--164,623 19,139 11.6%

[The_sandlapper]

What type of economic growth engine, outside of tourism, is driving mtero Charleston?  Other than the port and historic district, what's the attraction, for the recent boom?

<{POST_SNAPBACK}>

It's growing for the same reason Myrtle Beach, or Beaufort/ Hilton Head are growing southern coastal towns with a low living cost that have similiar amenities that are in larger northen cities for half the cost, all except for Hilton Head which is just about as expensive as NY or DC.

[Spartan]

METRO COUNTIES GROWTH

Greenville County------401,174--379,632 21,542 5.7%

Spartanburg County----264,230--253,782 10,448 4.1%

Anderson County-------173,550--165,740 7,810 4.7%

Laurens County----------70,218--69,533 685 1.0%

Pickens County---------112,475--110,757 1,718 1.6%

Richland County -------334,609--320,677 13,932 4.3%

Lexington County-------231,057--216,014 15,043 7.0%

Horry County-----------217,608--96,629 20,979 10.7%

Charleston County----- 326,762--309,960 16,802 5.4%

Dorchester County-----107,004--96,361 10,643 11.0%

Berkeley County------- 149,668--142,651 7,017 4.9%

Beaufort County--------135,725--120,944 14,781 12.2%

York County------------ 183,762--164,623 19,139 11.6%

Aiken County-----------148,960--142,552 6,408 4.5%

Florence County--------129,679--125,761 3,918 3.1%

Darlington County-------67,577--67,394 183 0.3%

Sumter County--------- 105,943--104,636 1,307 1.2%

---------------------------------------------------------------------

The same counties by rank:

1. Beaufort County--------135,725--120,944 14,781 12.2%

2. York County------------ 183,762--164,623 19,139 11.6%

3. Dorchester County-----107,004--96,361 10,643 11.0%

4. Horry County-----------217,608--96,629 20,979 10.7%

5. Lexington County-------231,057--216,014 15,043 7.0%

6. Greenville County------401,174--379,632 21,542 5.7%

7. Charleston County----- 326,762--309,960 16,802 5.4%

8. Berkeley County------- 149,668--142,651 7,017 4.9%

9. Anderson County-------173,550--165,740 7,810 4.7%

10. Aiken County-----------148,960--142,552 6,408 4.5%

11. Richland County -------334,609--320,677 13,932 4.3%

12. Spartanburg County----264,230--253,782 10,448 4.1%

13. Richland County -------334,609--320,677 13,932 4.3%

14. Florence County--------129,679--125,761 3,918 3.1%

15. Sumter County--------- 105,943--104,636 1,307 1.2%

16. Laurens County----------70,218--69,533 685 1.0%

17. Pickens County---------112,475--110,757 1,718 1.6%

18. Darlington County-------67,577--67,394 183 0.3%

[motonenterprises]

Greenville county is still the most populated by far with 401,174! If you beat us down with one year of data I am just going to defend us. We will see what happens at the next census if we are all still here.

[motonenterprises]

Greenville also picked up 21,542 people within that time. The only other place to come close numbers wise is Horry. Percentages can be deceiving because they have to do with the previous size. You see, even though Beaufort picked up 14,781 that is still not 21,542! The real numbers are what I like to go by.

[Spartan]

Alright then;

The same counties by actual gain:

1. Greenville County------401,174--379,632 21,542 5.7%

2. Horry County-----------217,608--96,629 20,979 10.7%

3. York County------------ 183,762--164,623 19,139 11.6%

4. Lexington County-------231,057--216,014 15,043 7.0%

5. Beaufort County--------135,725--120,944 14,781 12.2%

6. Richland County -------334,609--320,677 13,932 4.3%

7. Dorchester County-----107,004--96,361 10,643 11.0%

8. Spartanburg County----264,230--253,782 10,448 4.1%

9. Charleston County----- 326,762--309,960 16,802 5.4%

10. Anderson County-------173,550--165,740 7,810 4.7%

11. Berkeley County------- 149,668--142,651 7,017 4.9%

12. Aiken County-----------148,960--142,552 6,408 4.5%

13. Florence County--------129,679--125,761 3,918 3.1%

14. Sumter County--------- 105,943--104,636 1,307 1.2%

15. Pickens County---------112,475--110,757 1,718 1.6%

16. Laurens County----------70,218--69,533 685 1.0%

17. Darlington County-------67,577--67,394 183 0.3%

[goodbye]

These numbers are interesting. Does anyone have a map of what location within the counties these newcomers moved? I'm particularly interested in the Columbia region because it looks as though they are starting to see what we all call "urban sprawl," with the greater increase of new residents in Lexinton county rather than Richland.

[krazeeboi]

Obviously in York County, the majority of new residents have settled down in the Fort Mill area.

[MikesLogic]

While Charleston has more employment from tourism related jobs then most places it's primary employment is Government, Medical and Professional sectors. The military still has a large presence here, employing more than 21,000 people.

(Info from the Center for Business Research)

Employment by Sector:

1% - Information (Print & broadcast media; telecommunications; internet – related; data processing; etc.)

3% - Other Services not elsewhere classified

4% - Financial Activities (Finance, Insurance, Real Estate, Rental and Leasing)

8% - Construction/Mining

8% - Manufacturing

11% - Education and Health Services

12% - Leisure & Hospitality Industries (Incl Food Services)

13% - Professional and Business (Professional, Scientific and Technical Services; Mgmt of Companies & Enterprises)

20% - Trade, Transportation, Utilities

20% - Government/Public Admin.

-

100% - Total Nonagricultural Employment

Snapshot of the major employers in Charleston region

The addition of Global Aeronautica plant (associated with Boeing 7E7) will bring another 650 jobs to the area.

College of Charleston/Univ. of Charleston has around 12,000 students and Trident Tech has approx. 11,500.

[motonenterprises]

Alright then;

The same counties by actual gain:

1. Greenville County------401,174--379,632 21,542 5.7%

2. Horry County-----------217,608--96,629 20,979 10.7%

3. York County------------ 183,762--164,623 19,139 11.6%

4. Lexington County-------231,057--216,014 15,043 7.0%

5. Beaufort County--------135,725--120,944 14,781 12.2%

6. Richland County -------334,609--320,677 13,932 4.3%

7. Dorchester County-----107,004--96,361 10,643 11.0%

8. Spartanburg County----264,230--253,782 10,448 4.1%

9. Charleston County----- 326,762--309,960 16,802 5.4%

10. Anderson County-------173,550--165,740 7,810 4.7%

11. Berkeley County------- 149,668--142,651 7,017 4.9%

12. Aiken County-----------148,960--142,552 6,408 4.5%

13. Florence County--------129,679--125,761 3,918 3.1%

14. Sumter County--------- 105,943--104,636 1,307 1.2%

15. Pickens County---------112,475--110,757 1,718 1.6%

16. Laurens County----------70,218--69,533 685 1.0%

17. Darlington County-------67,577--67,394 183 0.3%

<{POST_SNAPBACK}>

Thank you Spartan. Those make more sense to me. This shows exactly where most of the people went, which is Greenville.

[monsoon]

Charleston really got hit hard in the 1990s with the base closing, and maybe that made it seem less robust in that it had to make up lost ground then. Maybe SC's most important city historically (prior to the 20th century) is ready for a mini-boom. What do people think?

<{POST_SNAPBACK}>

Prices in downtown Charleston are going to prevent any booms in the city itself. The surrounding area is another matter but unfortunately the development is some of the worst unplanned sprawl in the state. I was there recently attempting to head N. on Hwy 17 through Mt. Plesant and that traffic matches the worst of anything that I have seen in Charlotte. (A much much larger metro)

[monsoon]

It's growing for the same reason Myrtle Beach, or Beaufort/ Hilton Head are growing southern coastal towns with a low living cost that have similiar amenities that are in larger northen cities for half the cost, all except for Hilton Head which is just about as expensive as NY or DC.

<{POST_SNAPBACK}>

Actually land in Myrtle Beach is very expensive. The city is in fact an island which limits what is available for development, and there are no interstates or freeways going to the area for development. Finally, though the rules have been broken in this manner, much of the undeveloped land there is protected wetlands.

Myrtle Beach has a tremendous number of highrise condos. Many of these condos are rented property, but a large number of people moving there actually live in these things. Myrtle Beach may have the densest most urban housing of anywhere in the state.