Simpsonville's thriving local businesses and draw of the CCNB Amphitheatre
Recognizable by the clock tower rising above the heart of downtown, Simpsonville is an increasingly popular city 14 miles southeast of Greenville, South Carolina, with tree-filled suburban neighborhoods and low crime rates. Heritage Park in southern Simpsonville is home to the city's most famous attraction, the CCNB Amphitheatre, which regularly brings huge musical acts — and crowds of fans— to the city. The lively music scene and small-town vibe are steadily drawing new residents; Simpsonville's population of 30,800 is growing around 7% each year. "When I moved here, what charmed me immediately was that Americana feel. People can recommend you go to the old pharmacy instead of CVS, the Chamber of Commerce is inviting people out for wine events, things like that," says Celeste Purdie. She and her business partner, Heather Barajas, work together for the Greenville Dream Team of Marchant Real Estate. "Simpsonville is, in a sense, a suburb of Greenville. But you can get a little more of a home for a lesser price," Barajas adds. "People are moving here to get away from the busyness, but they can get right to Greenville when they need to. And there's plenty to do here that I don't think people would expect."
The Clock tower sits right at the intersection of Main St and Curtis Ave in Simpsonville.
Colorful murals can be found all over downtown Simpsonville.
Covered walkways and paved sidewalks make Simpsonville a great place to walk to the stores.
Aerial view of the Amphitheater in Heritage Park.
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Exploring the eclectic shops and restaurants of Main Street
Downtown Simpsonville is split down the middle by railroad tracks. On Main Street's west side is the city's iconic brick clock tower, built in 1987. "Simpsonville has so many independently owned shops and restaurants, and I think that's just more appealing to people. You know, that hometown feeling," Barajas says. Downtown is adorned with colorful murals and string lights crisscrossed along the alleyways between refurbished brick warehouses that now house boutiques. Publix, Target and Walmart are all off Interstate 385 in the southern sector of Simpsonville, alongside several national chain restaurants.
The Ice Cream Station in Simpsonville offers walk up service next to the old tracks.
Mayfield's has been cutting hair in Simpsonville since 1938.
Warm streets with vintage small town vibes define Simpsonville.
The 1885 Taproom has lots of outdoor seating for Simpsonville residents to enjoy the weather.
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The recreationally diverse Heritage Park and year-round community events
Just under half of Simpsonville's residents are within a mile radius of several country clubs or one of the city's eight urban parks. The most notable is the 90-acre Heritage Park, which has nine athletic fields, two playgrounds and the Heritage Park Railway, a rideable miniature train. Renovations are underway at Simpsonville's City Park downtown; new additions include a dog park, a disc golf course and new municipal offices nearby. The CCNB Amphitheatre at Heritage Park is a 15,000-person outdoor concert venue that hosts big musical acts like Willie Nelson and Wu-Tang Clan. Local musicians perform at the amphitheater in May and June during the Simpsonville Music Series, organized by the Simpsonville Arts Foundation. The Foundation also manages the Simpsonville Arts Center, which hosts shows and workshops in the visual and performing arts. Heritage Park is home to many of Simpsonville's annual events, including the 10-day Fair at Heritage Park in the spring and Nights of Lights, a walkthrough Christmas lights display.
Baseball Diamonds in Heritage Park.
Heritage Park is one of Simpsonville's largest parks and has a big playground for the kids.
Once a year the Fair at Heritage Park opens in Simpsonville for fun and games.
A train walking bridge in Heritage Park.
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Midcentury ranch homes to New Traditional styles
Architectural styles and housing atmospheres in Simpsonville run the gamut, whether looking for seclusion on private property near the outskirts or a modern townhouse community near Heritage Park. Custom builds and New Traditional tract housing have been popping up since the start of the 21st century, and contemporary homes continue to appear on empty lots. "There's a lot of new construction, yes, but plenty of older communities with that classic look. Tree-lined streets, kids on the sidewalk, a community pool," Purdie says. "It's interesting how you can drive down one street – the same street – and there's a house that sold for $300,000 next to one that sold for $1 million." Split-levels, Colonial Revival and ranch-style homes are the most common midcentury and late-20th-century styles. The median home price is around $360,000, below the national median.
Heavy rain can cause stormwater flooding in Simpsonville, most commonly in the older neighborhoods near downtown. About 10% of the city's homes are in a Special Flood Hazard Area, where homeowners are advised to purchase flood insurance and need special permits for any construction or landscaping project that may alter water drainage patterns. The city is currently seeking funding to prevent future flooding.
A white craftsman style house with a large front yard.
A large white 2-story craftsman house in Simpsonville.
A cape cod style home with a large front porch and hanging plants in North Simpsonville.
A brick colonial revival home surrounded by trees.
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Public schooling in Greenville County
Local students attend public schools with the Greenville County School District, which earn an A-minus from Niche and share zoning with nearby Mauldin. A majority of the public schools have a B-plus or higher grading. Parents can apply their children to 11 themed magnet academies in topics like engineering and law. There's a lottery to attend the A-rated Brashier Middle College, a South Carolina Diamond School of Excellence and National Blue Ribbon School, or they might apply to the A-plus-rated Christ Church Episcopal School, ranked by Niche as South Carolina's best private school.
Mauldin Middle School is a highly rated school near Mauldin SC.
Mauldin High serves several neighborhoods and cities near Simpsonville.
Brashier College Charter H S is a top rated charter school in Simpsonville.
Christ Church Episcopal School is a K–12 private, Episcopal, preparatory school.
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Navigating Interstate 385 and traffic pattern improvement
Greenville is a 14-mile drive northwest on Interstate 385, and residents can also make the trip via the Greenlink bus. "I'd add that you can hit the expressway to Greenville, but you can also get there on local streets. It's nicer for older people who don't want to get on the highway to get to the city," Barajas says. Bike lanes are uncommon here, though plans are to extend the bike lane on South Main Street to Heritage Park as part of Simpsonville's section of Greenville's multi-use greenway, the Swamp Rabbit Trail. There are also plans to improve traffic flow downtown, including installing new traffic signals and converting two-way streets to one-way. Donaldson Center Airport, South Carolina's largest general aviation airport, is 10 miles away, and the Greenville-Spartanburg International Airport is a 14-mile trip.
Employment with Simpsonville City
Healthcare, communication and retail employ the most Simpsonville residents. The largest employer within Simpsonville city limits is Prisma Health, which has several branches for differing medical needs. Other major employers include Alorica, Inc., a tech company owned by Samsung; Spectrum Communications; and Kemet Electronics Corporation. Simpsonville's proximity to Greenville is also a draw for those who need to commute.
Hillcrest medical center is one of the larger Prisma locations in Simpsonville.
One of the major employers in Simpsonville is Charter Spectrum housed in Bridgeway Station.
Manufacturing plays a big part in the job market near Simpsonville.
Many branches of Prisma can be found all over Simpsonville and surrounding areas.
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Crime statistics and weather patterns for Simpsonville
According to FBI data, Simpsonville is safer than 75% of cities and towns in South Carolina. Based on population, the chance of becoming a victim of violent crime is one in 330, and the chance of property crime is one in 204. When it comes to weather, Simpsonville has the pleasure of experiencing all four seasons, though its winters are relatively mild. Peak summer months rarely exceed 90 degrees, while winter months drop to between 45 and 35 degrees.
Written By
Kaitie Lamb
Photography Contributed By
William Neary
Video By
TJ Wengert
Interested in learning more about homes in this area?
Reach out to
Michelle Chin,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Simpsonville, SC sell after 64 days on the market compared to the national average of 70 days. The median sale price for homes in Simpsonville, SC over the last 12 months is $385,000, up 2% from the median home sale price over the previous 12 months.
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Charming Townhome in Prime Location with Scenic Pond Views Welcome home to this beautifully maintained townhome, ideally situated just minutes from BridgeWay Station, Woodruff Road, Five Forks, and convenient access to I-385 and downtown Greenville. Whether you're headed to local parks, top-rated restaurants, shopping, or medical offices, everything is right at your fingertips. Nestled in a
****OWNERS ARE HIGHLY MOTIVATED****BRING ALL OFFERS**** Welcome to 207 Penrith Court — A Beautiful Home in One of Greenville’s Most Desirable School Districts! Nestled in the heart of Simpsonville, this charming 4-bedroom, 2.5-bath home provides the perfect blend of comfort, style, and convenience. Located in a peaceful cul-de-sac within a sought-after neighborhood, this home is part of a
Spacious Luxury Living on a Cul-de-Sac | 6 Beds, 5.5 Baths + Finished Basement with Second Living Quarters Tucked away on a quiet cul-de-sac, this stunning 6-bedroom, 5.5-bath home offers the perfect blend of luxury, space, and functionality—ideal for multi-generational living or entertaining on any scale. Step inside to a light-filled main level featuring a guest bedroom, full bath, dedicated
Charming Townhome in Prime Location with Scenic Pond Views Welcome home to this beautifully maintained townhome, ideally situated just minutes from BridgeWay Station, Woodruff Road, Five Forks, and convenient access to I-385 and downtown Greenville. Whether you're headed to local parks, top-rated restaurants, shopping, or medical offices, everything is right at your fingertips. Nestled in a
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This stunning 4-bedroom, 2.5-bathroom home at 307 Woodruff Lake Way, Simpsonville has been fully reimagined by a professional design team and general contractor. Every detail has been carefully curated and no one has lived here since its full scale modern renovation. Step inside to discover a bright, open living layout featuring new finishes and timeless appeal. A gourmet kitchen with an
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