Chapter 03 · History helps. It does not promise.
Greenville-Anderson home prices since 1995
Long holding periods give you options, but they do not remove risk.
By Dan D’Ambrosio, Founder, Plenteous; Broker-in-Charge, Plenteous Management. Fourth quarter 2026 edition · Updated · Sources reviewed
The short answer
The Federal Housing Finance Agency index for Greenville-Anderson rose from 101.1 in the second quarter of 1995 to 399.7 in the second quarter of 2026. The path was uneven: it fell about eight percent from 2008 to 2011, and the selected annual readings did not exceed the 2008 level again until 2015.
Greenville-Anderson house-price index, second quarter of each year
| Year | Index (first quarter 1995 = 100) |
|---|---|
| 1995 | 101.1 |
| 1996 | 105.7 |
| 1997 | 110.4 |
| 1998 | 116.1 |
| 1999 | 122.0 |
| 2000 | 126.1 |
| 2001 | 133.1 |
| 2002 | 136.8 |
| 2003 | 141.8 |
| 2004 | 143.5 |
| 2005 | 149.5 |
| 2006 | 155.4 |
| 2007 | 164.0 |
| 2008 | 169.9 |
| 2009 | 169.1 |
| 2010 | 161.3 |
| 2011 | 156.8 |
| 2012 | 157.3 |
| 2013 | 161.2 |
| 2014 | 164.2 |
| 2015 | 172.6 |
| 2016 | 181.2 |
| 2017 | 192.0 |
| 2018 | 205.9 |
| 2019 | 218.6 |
| 2020 | 230.0 |
| 2021 | 256.4 |
| 2022 | 317.8 |
| 2023 | 340.9 |
| 2024 | 369.9 |
| 2025 | 387.0 |
| 2026 | 399.7 |
The Greenville-Anderson house-price index rose from 101.1 in the second quarter of 1995 to 399.7 in the second quarter of 2026. That is evidence of a strong regional trend. It is not an appraisal of a particular house, and it excludes an owner's repair bills, financing costs and selling costs.
The path was uneven. The second-quarter index fell from 169.9 in 2008 to 156.8 in 2011, a decline of about eight percent. The selected annual readings did not exceed the 2008 level again until 2015. An owner who needed to sell during that period faced both a weaker market and the cost of selling.
Time can help an owner ride out a downturn. It cannot fix every purchase price, location problem, major defect or loan. A long-held property can still lose money after all costs, and selling can be a sensible decision rather than a failure.
Give yourself choices: keep cash available, understand the debt, and think ahead about when you may need the equity. Test the rental with no appreciation. If it requires you to contribute cash, decide whether you can comfortably carry that cost and why it is worth doing.
Use history for perspective. Use your property's income, condition and financing to decide what you can afford today.
Sources
Data through the second quarter of 2026, retrieved November 4, 2026.
- 01House-price history · fred.stlouisfed.org / ATNHPIUS24860Q
Related questions
Did Greenville home prices drop after 2008?
Yes. The second-quarter Greenville-Anderson house-price index fell from 169.9 in 2008 to 156.8 in 2011, a decline of about eight percent. The selected annual readings did not exceed the 2008 level again until 2015.
All chapters
Part one / The foundations
What you are really getting into
The opportunities, the responsibilities, and the preparation that gives you choices.
Part two / The numbers
Make the numbers yours
A worked budget, three financing scenarios, a difficult year, and two worksheets for the decision in front of you.
Part three / Running it well
Running it well
The life of a tenancy in the order it happens, the owner’s calendar, and the page to open when something breaks.