York County, South Carolina, sits just south of Charlotte across the state line and is one of the fastest-growing counties in South Carolina. It includes Fort Mill, Tega Cay, Rock Hill, Clover, the South Carolina side of Lake Wylie, York and several small towns. Buyers come for South Carolina's lower taxes on owner-occupied homes, a short commute to Charlotte, new construction, lake living and a wide range of prices.
I'm Paul Mattos, a mortgage broker with CarolinaHomeFinancing.com serving buyers in North Carolina and South Carolina, and my office is in Fort Mill. This guide gives you an overview of York County, how its towns compare, how property taxes work and which mortgage options fit, with links to my detailed town guides.
The Quick Answer
Where it is: directly south of Mecklenburg County, with I-77 running north to Charlotte and Lake Wylie along the northeast edge.
Why people move here: South Carolina's 4% assessment ratio and school operating exemption for owner-occupied homes, short Charlotte commutes from Fort Mill and Tega Cay, new construction, Lake Wylie and lower prices farther west.
Prices: vary a lot by town. Redfin reported medians of about $305,000 for Rock Hill's 29730 ZIP code, $365,000 for York (29745) and $435,000 for Clover (29710) in September 2026. Fort Mill and Tega Cay generally run higher.
Property taxes: a qualifying owner-occupied home is assessed at 4% of value instead of 6% and is exempt from school operating millage. For 2025, owner-occupied millage ranged from about 172.6 mills in parts of unincorporated York School District 1 to about 271.9 mills inside the City of York.
Common loans: conventional, FHA, VA, USDA in western and rural parts of the county, jumbo, construction and SC Housing down payment assistance for eligible buyers.
About York County
York County was formed in 1785, with York as its county seat and Rock Hill as its largest city. It grew from about 226,000 residents in 2010 to about 282,100 at the 2020 Census, a jump of nearly 25%, and was estimated at about 306,900 in 2025.
The Catawba River and Lake Wylie form the county's eastern edge, and the Catawba Indian Nation's reservation is near Rock Hill. Kings Mountain State Park is in the northwest corner, and the Anne Springs Close Greenway in Fort Mill offers miles of trails.
For more, see my South Carolina Mortgage Guide or all of my Charlotte Area Guides. If you're relocating, see the Moving to Charlotte mortgage and cost of living guide.
York County Towns at a Glance
Fort Mill
The most in-demand York County town for Charlotte commuters, with established neighborhoods, lots of new construction, quick I-77 access to Ballantyne and uptown, and Fort Mill School District. Prices are among the highest in the county. Read my Fort Mill, SC Mortgage Guide and Charlotte vs. Fort Mill.
Tega Cay
A lake and golf community on the South Carolina side of Lake Wylie, next to Fort Mill, with waterfront homes and many higher-priced properties. Read my Tega Cay Mortgage Guide.
Rock Hill
The county's largest city, with a revitalized downtown, Winthrop University, established neighborhoods, new construction and some of the most affordable prices in eastern York County. Read my Rock Hill, SC Mortgage Guide and see my tour of downtown Rock Hill with a true local.
Lake Wylie
Unincorporated lake communities along SC 49 and SC 274, with waterfront, water-access and off-water homes and an easy drive into southwest Charlotte. Read my Lake Wylie Mortgage Guide.
Clover
A small town west of Lake Wylie with established neighborhoods, newer communities, larger properties and acreage. Read my Clover, SC Mortgage Guide.
York
The historic county seat, with a National Register downtown, newer subdivisions and rural land nearby at lower prices than eastern York County. Read my York, SC Mortgage Guide.
Hickory Grove, Sharon, McConnells and Smyrna
Small towns in western and southern York County with a few hundred residents each. Homes here are often older or rural, on larger lots, and many properties may be worth checking for USDA eligibility.
Property Taxes in York County
South Carolina property taxes depend on the home's value, its assessment ratio and the local millage:
Assessment ratio: a qualifying owner-occupied legal residence is generally assessed at 4% of its value. Second homes and rentals are generally assessed at 6%.
School operating exemption: a legal residence is exempt from school operating millage, so owner-occupied millage is much lower than the total levy.
Millage varies by town and school district. York County's 2025 owner-occupied millage was about 214.9 mills in Rock Hill, 237.2 in Fort Mill, 240.2 in Tega Cay, 248.7 in Clover, 271.9 in the City of York and 172.6 in much of unincorporated York School District 1.
Those numbers are for owner-occupied homes. Rentals and second homes pay the full levy at the 6% ratio, which is much higher. The 4% rate isn't automatic, so apply with the York County Assessor after you buy. See what is homestead exemption in South Carolina?, North Carolina vs. South Carolina property taxes and best areas in South Carolina for lower property taxes.
Schools in York County
York County has four school districts: District One (York and central and western York County), District Two (Clover), District Three (Rock Hill and southern York County) and District Four (Fort Mill). Assignments depend on the exact address and can change, so verify the current assignment directly with the district before you make an offer. Online ratings can help with early research, but also look at boundaries, programs, transportation and your child's needs.
Commuting From York County
Fort Mill and Tega Cay: the shortest drives to Ballantyne and uptown Charlotte by I-77.
Rock Hill: about 25 miles to uptown by I-77.
Lake Wylie and Clover: into southwest Charlotte and the airport by SC 49 and SC 274.
York: about 27 miles to uptown.
Test the drive from the specific home at the times you'll actually commute. I-77 can back up heavily at the state line during rush hour.
Mortgage Options in York County
Conventional Loans
Common for first-time, repeat and move-up buyers. Eligible buyers may put as little as 3% or 5% down, and 20% down avoids private mortgage insurance. See my conventional home loans page.
FHA Loans
FHA offers a 3.5% down payment option for qualified buyers and may offer more flexibility on credit and debt-to-income ratios. See my FHA home loans page.
VA Loans
Eligible veterans, active-duty service members and certain surviving spouses may buy with no down payment and no monthly mortgage insurance. See my VA home loans page.
USDA Loans
Much of western and rural York County may be USDA eligible, which can mean no down payment for qualified buyers. Eligibility depends on the exact address and your household income. See USDA eligible areas near Charlotte.
Jumbo Loans
Many homes in Fort Mill, Tega Cay and on Lake Wylie need jumbo financing when the loan is above the conforming limit. See my jumbo loans page.
Down Payment Assistance
Eligible buyers may qualify for down payment assistance through SC Housing or other approved programs. See my first-time homebuyer programs page.
Bank Statement and Non-QM Loans
Self-employed buyers who can't qualify on tax return income may have options. See South Carolina non-QM home loans.
Buying New Construction in York County
York County has some of the most active new construction in the Charlotte region, especially around Fort Mill, Rock Hill, Clover and York. Builder incentives can help, but compare the rate, discount points, lender fees, estimated taxes, HOA dues and total cash to close before choosing the builder's preferred lender. My mortgage offer review can help you compare side by side. If you're building a custom home, see how long it takes to build a custom home in South Carolina.
York County vs. Nearby Areas
Mecklenburg County, NC: more neighborhoods and jobs close to uptown, but North Carolina taxes homes at 100% of value. See NC vs. SC: where should you live if you work in Charlotte?
Lancaster County, SC: Indian Land offers new construction near Ballantyne with no town tax. See my Indian Land, SC Mortgage Guide.
Gaston County, NC: lower prices across Lake Wylie and the Catawba River. See my Gaston County Mortgage Guide.
Frequently Asked Questions
What is the county seat of York County, SC?
York. Rock Hill is the largest city.
How do property taxes work in York County?
A qualifying owner-occupied home is assessed at 4% of its value and exempt from school operating millage. Millage varies by town and school district. Apply for the 4% rate with the York County Assessor after you buy.
Which York County town is closest to Charlotte?
Fort Mill and Tega Cay are closest to Ballantyne and uptown by I-77, and Lake Wylie is closest to southwest Charlotte and the airport.
What is the most affordable part of York County?
Prices vary by neighborhood, but Rock Hill and the western parts of the county around York and the small towns are generally more affordable than Fort Mill and Tega Cay.
Can I get a USDA loan in York County?
Many properties in western and rural York County may be eligible. It depends on the exact address and your household income.
Work With a Local Mortgage Broker
My office is in Fort Mill, and York County is home base. Whether you're buying your first home, relocating from out of state, moving up, buying on Lake Wylie or building, I can help you compare options and build a plan around your goals. Schedule a consultation, start your application or read client reviews.
Paul Mattos
Mortgage Broker | CarolinaHomeFinancing.com
NMLS# 2339069 | Licensed in NC and SC
Call or text: 980-221-4959
This article provides general educational information and is not a commitment to lend or a rate quote. Home prices, millage rates and school assignments change and should be verified for the specific address. Financing is subject to credit, income, assets, appraisal, title and underwriting requirements. Not all applicants will qualify. Full licensing information appears at the bottom of this page.
