Spartanburg

While you won’t find a castle or any of King Arthur’s Knights of the Round Table, the Camelot neighborhood of Spartanburg has urban amenities and green space just minutes away. Nestled between U.S. Route 29 and I-26 the retail-centric community boasts multiple options for residents to get what they need while contrasting with the quiet, tree-lined streets that make Camelot a great choice to sit back, relax and enjoy the peaceful abodes. Developed in the 1960s on land near the former Camp Wadsworth, a World War I era military base, the neighborhood of around 500 homes in three separate subdivisions remains popular for families and and comes at affordable prices says Marshall Jordan, a Realtor with Coldwell Banker Caine in Spartanburg. “It’s right in the heart. It’s not downtown Spartanburg, but it’s near everything that you need.” Homes in Camelot feature a nice mix of architectural styles with the bulk of the community seeing construction in the 60s and 70s with some newer builds just outside Camelot boundaries. “You’ve got a mixture of ranches, two-story traditional and a couple of split-levels near. So, a nice little mixed bag of different types of housing, and technically still pretty affordable,” Jordan adds. Traditional single-family homes run between $180,000 and $270,000. Nearby, the Camelot Townes HOA was developed in 2020 which have been popular with first-time homebuyers and young professionals running between $215,000 and $245,000 with the convenience of professional management for yard maintenance and more. Camelot is within minutes of two major retail centers including Westgate Mall and Dorman Center, serving as the hub for groceries and everyday items. Both malls sit on opposite sides of Route 29 and house national chains like Dillard’s, American Eagle and T.J. Maxx. Within each shopping center, there are big box grocery chains, including Walmart and Costco, giving you several options to stock up on essentials to fill your pantry or refrigerator. For some historic flair The Beacon Drive-In is a local Spartanburg institution in operation since 1946. Pulling in with your vehicle you can chow down on their famous burgers and ribs while enjoying a staple of the Spartanburg community. Sitting 2.5 miles east of Camelot, Airport Park sits in view of the runways of Spartanburg Downtown Airport. Kids can sit in a miniature model airplane as they watch the real thing take off or land nearby. There’s also a rock-climbing wall and tube slides full of twists and turns. The splash pad on-site offers a perfect spot to cool off from the sweltering heat that takes over during summers in South Carolina. At Hatcher Garden and Woodland Preserve create your own adventure in the serene 13 acres of green space. Vistors can meander over covered bridges and around streams, and take a stroll through different habitats with beautiful fauna and flora. Hatcher Garden is a popular location for weddings and celebrations with the peaceful, natural surroundings. Camelot students attend Woodland Heights Elementary School, rated a B-minus on Niche. Students move onto R.P. Dawkins Middle School and Dorman High School, both rated an A-minus. Woodland Heights Elementary School is known for its robust arts program, called ‘Visions,’ which offers courses for students who are gifted in music and art. Those may include creative writing, dance and media arts. At R.P. Dawkins Middle School, students can participate in unique clubs like barbeque or robot vehicle clubs. Those extracurricular options only broaden as they filter into Dorman High School, with various clubs ranging from the ‘EcoCavs’ to e-sports. In Camelot you have quick access to Routes 26 and 29 and is about a 10 minute drive from downtown. Spartanburg is also well served by Spartanburg Area Regional Transit Agency with bus service in the neighborhood getting residents from point A to point B.

It may be no surprise that a centerpiece of Cleveland Park is the green space that shares its name. The park has existed along Asheville Highway since the '20s and has seen many iterations. Though it no longer has a zoo or a bandstand for concerts, plenty of pups play in the dog area, and people still dance at father-and-daughter Valentine's Day events. Residents can walk to the park from home to enjoy its lakeside trail and pause on the swinging benches to feed frozen peas to bobbing ducks. Billowy trees fill the sky along Cleveland Park's suburban streets, creating ample shade on hot days while sometimes engulfing the tiniest bungalows. Though locals can find most of what they need here — from community anchors, to essential goods — downtown Spartanburg is just over a mile away when they want more. Cleveland Park's sidewalks and driveways chipping back to grass and occasional iron fence tangled in weeds give it a weathered feeling. A three-bedroom bungalow requiring top-to-bottom renovation might sell for around $100,000 in this area; a two-bedroom ranch-style with opportunities for updates for around $175,000; and a new home mimicking classic bungalows and minimal traditionals climb to the $200,000s. According to Realtor Michelle Manion, Spartanburg doesn't get much extreme weather. "Insurance rates are lower here because we don't have a lot of issues. Although we get a lot of hailstorms." Manion is an expert in the Spartanburg area and works for Keller Williams Realty. "There are places in flood zones... but I don't recall that being an ongoing issue." Though the Cap Index score for Cleveland Park is 7 out of 10, the Spartanburg Police Department is counteracting crime with robust crime prevention programs, including neighborhood watch initiatives. Several community churches steps from front porches offer a sanctuary for those who wouldn't be anywhere else on a Sunday morning. Faith Tabernacle Church of Spartanburg livestream's their worship services, which always showcase local talent in their boisterous choir, for anyone who can't make it. Asheville Highway runs north to south along the area's eastern boundary, making for quick car trips, including to Downtown Spartanburg in just over a mile. Interstate 85 caps the neighborhood's northern edge, and locals can take that route west to Greenville-Spartanburg International in 19 miles. Car-less public transport options aren't robust here but the Spartanburg Station, for taking the Amtrak, is just over a mile north. Students are served by the Spartanburg School District Seven. They may begin at Cleveland Academy, which transitioned to a leadership academy in 2011. Within the last year, the school opened a laundry room to meet the needs of its families, called 'Loads of Love.' It's free for them to use during school hours, with a washer, dryer and detergent. Students later filter into McCracken or Carver Middle Schools and Spartanburg High School. The high school has an A- rating from Niche and a recently renovated 200-acre campus, including a Fine Arts Center. The Spartanburg County Detention Center is just north of the densest residential area, where it becomes semi-industrial with a smattering of familiar chains, like Arby's and Bojangles. Overall, Cleveland Park isn't known for its shopping options: "You wouldn't go seeking it out to go shopping for anything," Manion says. Still, essentials are nearby at Pinewood Shopping Center, just over a mile away on North Pine Street, which has a Big Lots for household essentials, a hair and nail salon, and the family-owned local favorite, Wade's Restaurant, which sells comfort food like biscuits, sweet tea and hamburger steaks. Cleveland Park's "A Great Adventure" playground is split into three sections for older and younger children. Locals aren't allowed to use the park's pond for fishing, but they could head to Duncan Park, Lake Cooley, Lake Bowen and Lake Blaylock for that. All of them are within a 20-mile radius – with Duncan Park being the closest, less than 4 miles away. Glen Park and Fairfield Park are also in the backyard of Cleveland Park's homes. The former is known for its small, peaceful waterfall and the latter is the site of the Piedmont Interstate Fair each Fall.

Originally one of Spartanburg, South Carolina’s streetcar suburbs, Converse Heights is a well-established, historic neighborhood with picturesque streets filled with lush, sprawling oak trees, sidewalks, charming houses and a small community park. A hop, skip and jump away from downtown Spartanburg, Converse Heights provides a tight-knit, welcoming and convenient place to call home. "It's a very historic neighborhood with a ton of charm," says Marshall Jordan, Realtor with Coldwell Banker Caine and longtime resident of the area. "We're talking about the classic, old tree-lined streets with white picket fences kind of feel." With urban access and a unique charm all its own, those looking for the best of both worlds may find it here. Much of the housing in Converse Heights was developed between the early to mid-1900s and is now being updated with modern features. The styles are varied, with small bungalows and ranch homes near large, stately Colonial Revival and French Normandy-style properties on petite lots. "You get a ton of that traditional style," says Jordan. "It has a very 'quintessential southern neighborhood' feel." The prices range, as well--with homes starting around $200,000 and going up to $1 million. "There's such a wide variety,” says Francie Little, another Realtor with Coldwell Banker Caine and the Converse Heights neighborhood association chairman. “The market is very hot. There’s not a lot of inventory because it’s such a diverse neighborhood, and downtown is within walking distance.” Converse Heights also has a vibrant porch culture for connecting with neighbors who may be passing by on the street’s wide sidewalks. Residents looking for a quick bite to eat can walk over to Converse Deli. The neighborhood staple is in a small shopping center, along with Eggs Up Grill, a popular breakfast spot. At Converse Deli, locals can sit outside under the black and red umbrellas on the patio and enjoy comfort food like loaded pimento cheese fries or shrimp and grits. With downtown Spartanburg within walking distance, there's a host of other local restaurants within reach along East Main Street. On nights when residents want to eat at home, they can pick up the essentials at the Fresh Market or Aldi just 1.5 miles east of the neighborhood or the Ingles Market 2 miles south of Converse Heights. While most homebuyers are moving to Converse Heights for its charming homes and access to amenities downtown, schools are among the biggest draws. “The reputation of the schools also keeps property values up," says Little. "They're very well thought of." Students begin at Pine Street Elementary School, which has been named a school of distinction by the Kennedy Center for the Performing Arts and received an A rating from Niche. Afterward, students move on to B-minus rated Carver Middle and finish up at A-minus rated Spartanburg High. In the heart of the neighborhood is Happy Hollow Park, where visitors walk through the metal gates to enter the small space housing a multi-colored playground, swings and picnic tables. Trails also surrounds Converse Heights, perfect for hikers and bikers. In the southwestern corner of Converse Heights, residents can find the Mary Black Rail Trail and the Rail Trail Dog Park. Lawsons Fork Creek and access to the River Birch Trail border the eastern part of the area. A host of tall trees shades the partially paved trail and offers views of the waterways. The university from which the neighborhood was named, Converse University, sits on the northern side of East Main Street and provides another option for some fresh air. With downtown Spartanburg just minutes from the neighborhood, residents have their choice when it comes to commuting, with both driving and walking being viable options. A true bedroom community, residents can commute to just about anywhere in Spartanburg, before returning to a quieter slice of it once the day is over. With the Interstate just minutes away too, residents have access to all they need.

When the sun sets on Main Street in downtown Spartanburg, its amber glow travels down mural-adorned storefronts to warm the red brick roads. The city's cafes, restaurants, boutiques and art galleries are all within walking distance, while verdant medians with benches invite pauses. Historic landmarks – like Spartanburg's clock tower – loom above, reminding locals of the city's lineage. The clock tower was built in the 1880s, when Spartanburg earned the nickname "Hub City" for its abundant railroad system which cemented its early economy. Today, people appreciate the city’s location and charm. "Spartanburg is close to Greenville, and the city is reaping the benefits," says local broker Rebecca Wallace of The Pyramid Group with Keller Williams. "There are new developments in the community, like revamping the downtown area." "Our vision for Downtown Spartanburg is to see it grow as an economic engine that can provide new opportunities for our residents and help drive positive change in the broader community,” says City Manager, Chris Story. Downtown projects currently total $800 million. Over 400 million of this allotment is going toward a mixed-use baseball stadium at Fifth Third Park off South Daniel Morgan Avenue. The stadium will host Spartanburg's yet-to-be-named Minor League Baseball team as a crowd of over 3,000 people cheer on. It will also serve as a mixed-used space, bringing hundreds of new apartments and office spaces to downtown Spartanburg. Adding in more residential options is becoming increasingly important as the city welcomes new neighbors, adding over 10,000 people to its population in 2023 alone. A painted crosswalk leads locals from the clock tower to the city's former masonic temple, which still maintains the old signage but now houses Hub City Bookshop & Press. Zora, the tuxedo cat, greets shoppers or gazes out the shop's windows as locals lounge on patio seating. Sophia's Restaurant, known for its Italian classics, is about a 2-minute walk east and easy to spot for its "Love Where You Live" mural. There, locals can dine on Spaghetti All'Arrabbiata doused in homemade tomato-basil sauce, followed by tiramisu. Isla's On The Square will open its coastal kitchen on North Church Street in 2024, complete with an oyster bar and craft cocktails. Flanking Burgar, a favorite hamburger spot, is The Phoenix A Bohemian Boutique with unique clothing finds and The Spice & Tea Exchange, which sells custom blends of both of these kitchen staples. Old-world architecture is a fixture of the downtown area, including Italianate and Romanesque structures. Locals live in Craftsman bungalows, American Foursquares with wrap-around porches and columns, minimal traditional styles and simple ranch styles. New detached single-family homes and townhouses showing contemporary with modern farmhouse influences rest inside the Silver Hill at Barnet Park. The area also offers attached housing units inside the luxury condo community, Library Commons. And a 10-home townhouse unit is coming to the corner of Oakland Avenue and E. St. John Street, within walking distance of Converse University and Wofford College. "With such diversity in housing, buyers can expect a wide range of listing prices, from $175,000 for a modest three-bedroom to upwards of $600,000 for a new construction with four bedrooms. Spartanburg is prone to occasional flash flooding, so homebuyers may want to investigate flood insurance. The 55-mile Daniel Morgan Trail System is currently in development. It will connect locals to existing trails, some of which pass through the city's heart, creating a robust pedestrian pathway to workplaces, educational opportunities, public transit and parks. Trust for Public Land estimates that 45% of Spartanburg locals can get to a park on foot in 10 minutes or less but for a wooded sanctuary, they might travel 2 miles west to the 115-acre Edwin M. Griffin Nature Preserve. Its Cottonwood Trail follows Lawson Fork Creek with trees sheltering runners, hikers and casual strollers from the sun much of the way as deer, birds and mushrooms make their appearances. The easy-going rhythm of life in downtown Spartanburg is punctuated by a robust event season from April to December. Monthly Art Walks, hosted by participating museums and galleries — including Spartanburg Art Museum, and The Kindred Spirits, which sells handcrafted goods from local artists — are a part of the rotation. The Children's Museum is also downtown on Magnolia Street, with immersive exhibits and drawing stations for youngsters and tots. Students are a part of Spartanburg School District Seven. Mary Wright Elementary School, Carver Middle School and Spartanburg High School are familiar pathways. The elementary school earns a C plus rating, the middle school scores a B minus and the high school scores an A minus. Carver Middle prepares its students early on for higher education by continuously renewing its status as an AVID (college readiness program) school. Spartanburg commuters can take the Amtrak train from Spartanburg Station. Residents may also use the Spartanburg Area Regional Transit Agency daily outside of Sundays for local transportation needs. Interstates 85 and 26 are just north and west, making commutes in the car quicker. Data from the Spartanburg Police Department shows that crime was slightly up in downtown Spartanburg in the last reporting year. Some of this may be due to a record number of stolen guns, some taken from unlocked personal vehicles. Violent crime was also on the rise, with around 61% involving firearms. The Spartanburg Police Department works to counteract crime through robust programming, including neighborhood watch initiatives.

A part of Spartanburg’s storied past as a hub for the textile industry, Drayton has come a long way since its early days. The neighborhood’s centerpiece, the historic Drayton Mills, has been transformed from a textile factory into a sprawling post-industrial, mixed-use space. The area’s hip vibe comes from its appealing mixture of natural beauty, local history, and unbridled urban access—with downtown Spartanburg just minutes away. “That area is thriving, and it’s attracting a lot of people,” says Marshall Jordan, Realtor with Coldwell Banker Caine and longtime resident of Spartanburg. “They’re really transformed Drayton without removing the old spirit of it—and there’s more growth to come.” Where historic Drayton Mills once stood, residents can now find a bustling community hub. The original campus, built in 1902, has been updated to feature apartments, restaurants, and a coffee shop—all in the name of providing residents plenty of options in a hip setting that brings the community together. Pi-Squared offers up a laid-back spot to grab Detroit-style pizza, while letting visitors enjoy the view of the Drayton Mills Pond. For after-work drinks with friends, Holiday Brewing makes for a great spot to unwind and enjoy craft beer, with outdoor seating and live music on the weekends. Just one mile east of the neighborhood, residents can find big box grocers and chain restaurants along East Main Street—spots like Hickory Tavern and Panera Bread for a quick bite to eat, or The Fresh Market and ALDI for groceries. Drayton’s history and personality can be found among its established homes, though the area’s continued growth means new construction is becoming increasingly common. Custom and modern contemporary builds featuring open floor plans and two-car garages have been and continue to be built in the neighborhood, with prices for these newer homes ranging from $300,000 to $400,000. Established homes are primarily mill-style, bungalow and ranch style with mixed lot sizes often surrounded by foliage. Prices for these established homes range from $125,000 to $275,000. Townhouses and condominiums have also become more common in recent years, with prices for those ranging from $215,000 to $300,000. Compared to some other nearby Spartanburg neighborhoods, Drayton’s market is decidedly more friendly. “The area has a great mix of smaller homes with a lot of charm, and those often come at a lower price point compared to surrounding areas,” says Jordan. Residents can immerse themselves in the surrounding natural beauty of the area, with Drayton Mills featuring a 2-mile paved path surrounding the campus. The trail extends into certain residential streets, meaning that many locals can walk out their front door and be on the trail in seconds. “It’s one of the coolest benefits of living in Drayton,” says Jordan. “It’s a great way to stay active, but it’s also great for the sense of community.” Plans are in the works to connect the trails as well, with the goal of making Drayton a highly walkable neighborhood. Adams Park is another option for residents, with it featuring over nine acres of green space. Those looking to get active can also do so at the park, with a baseball diamond and a basketball court available too. Events in Spartanburg are common, and residents of Drayton can take advantage of the neighborhood’s proximity to downtown to easily join in on the fun. Morgan Square is home to the area’s premiere festival, Music on Main—a series of concerts held every Thursday throughout April to July. Visitors can check out a variety of local vendors and food trucks, all while enjoying live musical performances. Students in Drayton begin at Drayton Mills Elementary, which earned a score of B-minus from Niche. Students then continue to McCracken Middle and finish up at Spartanburg High—both of which earned Niche scores of A-minus. Drayton Mills Elementary opened in 2018 and has various high-tech and state-of-the-art features—such as a STEM Maker Space for coding and robotics courses, along with a production lab complete with green screens and broadcasting equipment. Spartanburg High has a renowned theater program and won the exclusive South Carolina rights to perform the musical “Frozen.” Residents of Drayton have easy access to downtown Spartanburg, along with nearby Greenville, which sits just 15 miles to the west of Spartanburg. Interstate 85 makes getting to Greenville and beyond simple, and residents can even take daytrips across the state line to Charlotte, North Carolina—just over 50 miles away.

Named for its historic baseball stadium, Duncan Park is a cozier pocket of Spartanburg—though still close enough to the action that residents don’t have to miss out. Just over 3 miles from Spartanburg’s downtown, the neighborhood offers urban access among a backdrop of beautiful nature and suburban charm. “It’s an established neighborhood in a lot of ways, but there’s also a lot of revitalization happening in that part of Spartanburg specifically,” says Marshall Jordan, Realtor with Coldwall Banker Caine and longtime resident of the area. “So you get an interesting ‘traditional but with flair’ sort of feel.” With its access, natural beauty, and convenience, Duncan Park makes a compelling case for those looking to be close to the action in Spartanburg—but not too close. True to its ‘traditional, but with flair’ description, Duncan Park features a wide variety of established homes with classic styles. Traditional homes range from ranch styles to Cape Cods, along with the occasional split-level builds. Homes are situated along the neighborhood’s hilly, winding streets—with some offering serene views of Duncan Park Lake and others immersed in lush greenery. “There’s new construction available, but in general, that area hasn’t seen quite as much construction as some nearby areas,” says Jordan. “So it’s one of the more classic—and buyer-friendly—neighborhoods on Spartanburg’s east side.” Additionally, the fact that homes are generally more established also means that lots are generally larger than surrounding areas. Prices in the neighborhood typically range from $165,000 to $350,000. With downtown Spartanburg just minutes away, residents of Duncan Park have no shortage of shopping and dining options. “You’re next to pretty much all the major roads, so you can easily get to any number of cool restaurants or shops,” says Jordan. What was once an old gas station is now home to the Flock Shop, a local eatery that serves up hot chicken and other southern favorites in a vibrant atmosphere. Just down the road is another local favorite, Andrew’s Atomic Dogs—a classic diner where residents can walk up to the counter and order an atomic dog topped with chili. For grocery needs, residents can cross items off their shopping list at the nearby Ingles Market. Veteran’s Pointe Memorial Park is host to some of the neighborhood’s more low-key events, with local music performances being particularly popular. Residents can put a blanket down on the lawn and enjoy live music and food provided by a number of local food trucks. Spartanburg itself hosts many festivals and celebrations, with events like Music on Main and Spring Fling held in downtown. Students in Duncan Park begin at E.P. Todd Elementary School, which earned a Niche score of B, before moving on to B-minus rated Carver Middle School and finishing up at A-minus rated Spartanburg High. Spartanburg High opened a new, 200-acre campus in 2019—leading to it since winning two Green Globe Awards for environmentally conscious features—and has been designated as a National Blue Ribbon School 4 times. Its athletics program is highly successful too, with the school having produced 10 NFL athletes over the years. The neighborhood’s namesake, Duncan Park, was originally build in 1926 and was once home to the city’s former minor league baseball team. Standout stars such as Joe DiMaggio, Lou Gehrig, and Jackie Robinson have also stepped up to the plate in Duncan Park, which now serves as the home to Spartanburg High’s Vikings. Locals can also take advantage of the park’s surrounding trails and lake—with over six miles of wooded paths for hiking or biking. Residents can take advantage of the neighborhood’s convenient location, which offers a true bedroom community sort of vibe. Those who work in Spartanburg can get where they need to go quickly, then return to a more serene slice of the city. While public transportation isn’t extensive in the area, residents can take advantage of bus stops to get around the city. Nearby Interstate access means that residents can get outside of Spartanburg easily, as well.