Eviction Laws in Orangeburg, South Carolina
Orangeburg is the county seat of Orangeburg County and the commercial center of South Carolina’s rural Midlands, sitting about 40 miles southeast of Columbia along Interstate 26. With a city population of approximately 13,400, Orangeburg is a small market with outsized significance for two reasons: it is home to two historically Black colleges and universities (HBCUs) — South Carolina State University and Claflin University — and it serves as the regional hub for a large agricultural and manufacturing county. The city has been losing population (down from about 14,000 in 2020), reflecting the broader decline in Orangeburg County, which has shrunk roughly 10% since 2010 to about 83,000 residents.
The rental market in Orangeburg is the most affordable and highest-risk in this series. The median household income is just $38,635, the lowest of any city covered here, and the poverty rate is 32.7% — also the highest outside of Clemson (where the rate is student-driven). But unlike Clemson, Orangeburg’s poverty reflects genuine economic hardship: 23.6% of families live in poverty, and renter median household income is an extraordinarily low $12,461 with a rent-to-income ratio of 73.7%. About 55% of households are renter-occupied — the second-highest rate in this series after Clemson — and median home values sit at $163,500, far below the state average. The population is 74% Black, 21% White, making Orangeburg one of South Carolina’s majority-Black cities.
The two universities are the city’s economic lifeline. SC State University (the state’s only public HBCU) and Claflin University together enroll several thousand students who generate off-campus rental demand, and the universities employ a significant share of the city’s professional workforce. The Regional Medical Center (now Prisma Health Orangeburg), local government, and agricultural industries round out the employment base. The median age is 36.4, pulled down by the student population, with about 25% of residents aged 15–24 and nearly 20% aged 65 or older.
South Carolina’s landlord-tenant framework applies fully in Orangeburg. The 5-day nonpayment notice (or no notice with the statutory lease language under S.C. Code § 27-40-710(B)), no security deposit cap, and 24-hour post-judgment removal all apply. Orangeburg has no rent control, no mandatory rental registration, and no local tenant protections beyond state law. Eviction filings go through the Orangeburg County Magistrate Court system, with the Central Region office at 1540 Ellis Avenue.
Orangeburg & Orangeburg County — Local Rules That Affect Landlords
No rent control. South Carolina has no statewide rent control and no statute permitting municipalities to enact it. Orangeburg cannot cap rent increases. Landlords may raise rent with proper notice at lease renewal.
Orangeburg County Magistrate Court — three-region system. Orangeburg County operates magistrate courts in three regions: Central Region at 1540 Ellis Avenue, Orangeburg, SC 29116 (the Law Enforcement Complex), Eastern Region in Holly Hill, and Western Region in Neeses. For properties within the city of Orangeburg, file at the Central Region office. Phone: 803-533-5879. Hours: Monday–Friday, 8:30 a.m.–5:00 p.m. Court forms are available on the Orangeburg County website. The Central Region office also houses Traffic Court, Criminal Domestic Violence Court, Jury Trial Court, and Preliminary Hearing Court.
Extreme nonpayment risk — the critical market reality. Orangeburg has the most challenging tenant financial profile of any city in this series. A renter median income of $12,461 and a 73.7% rent-to-income ratio mean the vast majority of tenants are severely housing-cost-burdened. Nonpayment evictions are common and should be anticipated in your business planning. Including the S.C. Code § 27-40-710(B) statutory bold-text language in every lease is not optional here — it is the single most important landlord tool in this market. Thorough income verification during screening, requiring security deposits at the maximum you can reasonably collect, and maintaining realistic expectations about collection rates are essential.
HBCU student rental demand. South Carolina State University and Claflin University generate reliable off-campus rental demand, particularly from upper-division students and graduate students. These are similar dynamics to Conway (CCU) and Clemson: align leases with the academic calendar (August to July), require parent co-signers, and expect summer vacancy. SC State has experienced enrollment fluctuations and financial challenges in recent years, so monitor university enrollment trends — declining enrollment directly reduces rental demand in this small market.
Declining population — oversupply risk. Orangeburg County has lost roughly 10% of its population since 2010, and the city itself continues to shrink. For landlords, this means growing competition for a shrinking tenant pool. Vacancy rates are higher than in growth markets, and properties that aren’t well-maintained or competitively priced will sit empty longer. This is not a market for speculative investors — it rewards experienced landlords with low acquisition costs, disciplined management, and realistic expectations about occupancy rates.
Older housing stock — maintenance and habitability. Orangeburg’s housing stock is significantly older than growth markets like Lexington or Mauldin. Many rental properties were built in the 1960s through 1980s, and deferred maintenance is common across the market. Pre-1978 properties require federal lead paint disclosure. Tenants in Orangeburg are more likely to raise habitability defenses in eviction proceedings if the property has unaddressed maintenance issues — leaking roofs, failing HVAC, plumbing problems. Keep maintenance records and respond promptly to repair requests to protect your legal position in any future eviction filing.
Agricultural economy and seasonal workers. Orangeburg County has a significant agricultural economy, and some renters in outlying areas work in farming, forestry, or food processing. These jobs can be seasonal, creating income gaps during off-seasons. Screening for year-round income stability is important, particularly for properties outside the city center.
Municipal court vs. magistrate court. Orangeburg has a Municipal Court at 1320 Middleton Street that handles traffic tickets and city ordinance violations only — it does not handle evictions. All landlord-tenant eviction cases must be filed at the Orangeburg County Central Region Magistrate Court at 1540 Ellis Avenue.
No mandatory rental registration. Neither the City of Orangeburg nor Orangeburg County requires landlords to register rental properties. Code enforcement is complaint-driven. There is no proactive rental inspection program.
Orangeburg County Magistrate’s Court — Where Orangeburg Landlords File
Orangeburg city eviction cases are filed at the Orangeburg County Central Region Magistrate Court — 1540 Ellis Avenue, Orangeburg, SC 29116 (Law Enforcement Complex). Phone: 803-533-5879. Hours: Monday–Friday, 8:30 a.m.–5:00 p.m. Do not file at the Orangeburg Municipal Court (1320 Middleton Street) — that court does not handle evictions. File Form SCCA 732 (Application for Ejectment) and pay the $40 filing fee. Court forms are available on the Orangeburg County website or at the court office. The court issues a Rule to Show Cause served on the tenant by the Orangeburg County Sheriff’s Office. If served in person, the tenant has 10 days to respond; if posted on the door, the tenant has 20 days to respond. If uncontested, a default Writ of Ejectment is issued. If contested, a hearing is scheduled — either party may request a jury trial. After judgment, the Writ of Ejectment is issued; the tenant has 24 hours to vacate after the Writ is posted. If they do not leave, contact the Sheriff’s Office to schedule a physical set-out. Do not change locks, remove belongings, or cut utilities before the Sheriff executes the Writ — self-help eviction is illegal under S.C. Code § 27-40-660.
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