Renting in Simpsonville? Here's What You Need to Know Before You Sign

Simpsonville Rental Market Overview

Simpsonville's population grew from 18,238 in 2010 to 23,354 in 2020, a 28.1% increase, as part of the broader Greenville-Spartanburg "Upstate" corridor. The city sits along I-385 (exits 26 through 29) between Greenville and points southeast, and new rental supply is concentrated in two areas: single-family-style rental communities along Fairview Road, and mixed housing drawn toward Heritage Park and a downtown now working through a formal Master Plan. Of the 5 communities researched for this guide, 3 publish base rent on their own sites as of September 2026.

Common Lease Terms in Simpsonville

These are the lease terms most commonly seen at the Simpsonville communities researched for this guide.

• 12-month lease terms are standard at every community researched that discloses a term
• Redwood Simpsonville's two locations are single-family-style rental homes with an attached garage and private patio — a different product from a traditional apartment building, worth factoring into any rent comparison against Hawthorne or Jasmine Cove

Local Tenant Protections

South Carolina law provides the baseline for tenant rights, but Simpsonville may have additional local ordinances that affect your lease.

• No local ordinance affecting residential leases has been identified for Simpsonville beyond South Carolina's statewide landlord-tenant law
• No local rent control; South Carolina law preempts it statewide (S.C. Code §27-39-60)

For full South Carolina statewide tenant rights, see our South Carolina tenant rights guide.

Mandatory Fees at Simpsonville Communities

Advertised rent is not always the full monthly cost. What follows is what each community's own pricing page discloses, verified September 2026 — not every community discloses the same items, and two disclose no pricing at all.

• Hawthorne at Simpsonville publishes rent by floor plan: 1-bedroom units from $1,408-1,435/month (776-849 sq ft), 2-bedroom units from $1,594-1,620/month (1,078-1,114 sq ft), and a 3-bedroom unit from $1,783/month (1,258 sq ft), with a promotion of up to 6 weeks free on select 3-bedroom units as of this review. Its own site discloses no separate mandatory fee schedule.
• Redwood Simpsonville — Georgia Road, a single-family-style rental community, publishes a 2-bedroom/2-bathroom home from $1,823/month. Its own site itemizes a $250 one-time administrative fee, a $75-per-person application fee, a $1,000 security deposit, a $13/month mandatory "risk protection" fee, a $95 late fee, and a $50 non-sufficient-funds fee. A pet adds a $300 one-time fee and $40/month pet rent — charged per home, not per pet, for up to 3 pets.
• Redwood Simpsonville — Neely Ferry Road, the same management company's second Simpsonville location, publishes an identical 2-bedroom/2-bathroom floor plan from $1,948/month and discloses the same fee structure: $250 admin fee, $75-per-person application fee, $1,000 deposit, $13/month "risk protection" fee, $300 one-time pet fee, and $40/month per-home pet rent.
• Foundry Townhomes, at 630 Fairview Rd, publishes 2- and 3-bedroom "deluxe" or "premium" townhomes but discloses no rent figure or fee schedule on its own site, advertising only a "$500 credit with a 15-month lease" promotion as of this review.
• Jasmine Cove Apartment Homes advertises 1-, 2-, and 3-bedroom apartments but discloses no rent figure or fee schedule on its own site.

Both Redwood Simpsonville locations charge an identical $13/month "risk protection" fee and $40/month per-home pet rent regardless of address — a fee structure tied to the management company, not the specific property. Hawthorne discloses rent with no equivalent monthly fee, while Foundry Townhomes and Jasmine Cove disclose neither rent nor fees, so a side-by-side comparison isn't possible from public information alone.

Common Issues Renters Face in Simpsonville

These are the most frequent lease-related considerations reported by renters and researched at Simpsonville communities:

• A $13/month "risk protection" fee at both Redwood locations functions similarly to a bundled renters-insurance product — whether it can be waived with an existing policy is not stated on either community's own site
• Pet rent at Redwood is charged per home rather than per pet (one $40/month charge covers up to 3 pets), a meaningfully different cost structure than a per-pet fee at some other communities
• 2 of the 5 communities researched (Foundry Townhomes, Jasmine Cove) disclose no pricing online at all, meaning a direct call is required before any real comparison is possible
• Single-family-style rental homes (Redwood) and traditional apartment buildings (Hawthorne, Jasmine Cove) are different products at different price points — comparing them requires accounting for that difference, not just the headline rent

Negotiating Your Lease in Simpsonville

South Carolina is landlord-favorable with minimal statutory protections, which makes clarifying what a fee actually covers — since it isn't always obvious from a listing page — part of comparing options in Simpsonville.

• Confirming whether Redwood's $13/month "risk protection" fee is waivable with proof of an existing renters-insurance policy is worth checking directly, since the fee functions like a bundled insurance product
• Comparing total monthly cost — rent plus the $13/month fee and any pet rent — against Hawthorne's headline rent, which carries no disclosed equivalent charge, changes which community is actually less expensive
• Requesting the complete fee schedule in writing before touring is useful at Foundry Townhomes and Jasmine Cove, since neither publishes pricing online