Total monthly cost of ownership
Cost to Own a Home in Simpsonville, Kentucky
A $255,000 home here costs
$2,132per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $91,500 a year.
A standard mortgage calculator would have told you $1,390. The real number is $741 higher every month, 53% more than the payment most buyers budget for.
Compare Shelby County with anywhere in America · full county breakdown
Small-place caveat: the Census publishes these figures for Simpsonville from a five-year rolling sample, and with about 3,006 residents that sample is small. The median home value here carries a much wider margin of error than a big-city figure does, so treat it as indicative rather than exact. The Shelby County figures are drawn from a far larger sample if you want a steadier number.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Simpsonville against Shelby County and Kentucky
| Measure | Simpsonville | Shelby County |
|---|---|---|
| Median home value | $255,400 | $277,500 |
| Median property tax | $2,191 | $2,248 |
| Effective tax rate | 0.858% | 0.810% |
| Median gross rent | $1,038 | $998 |
| Population | 3,006 | 48,599 |
The weather behind that power bill
Simpsonville sits in Shelby County, which averages a high of 87.6°F in its hottest month and a low of 20.3°F in its coldest, with 49.82" of precipitation a year and 29% of it in a single three-month stretch. That climate drives 976 cooling and 5,147 heating degree days, which is what sets the $144 electricity line above.
See the full climate breakdown for Shelby County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Shelby County
Full Shelby County cost breakdown · Every county in Kentucky
Talk to someone who works this market
These are Simpsonville averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Simpsonville every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Simpsonville I already own here and may sell
Common questions
How much does it cost to own a home in Simpsonville?
A $255,000 home in Simpsonville, Kentucky costs approximately $2,132 per month with 20% down at 7.24%. That is $1,390 principal and interest, $182 property tax, $134 homeowners insurance, $212 utilities and $213 set aside for maintenance.
What is the property tax rate in Simpsonville?
Simpsonville has an effective property tax rate of 0.858%, based on a median home value of $255,400 and median real estate taxes of $2,191. That is higher than the Shelby County average of 0.810%.
What is the average home price in Simpsonville?
The median owner-occupied home value in Simpsonville, Kentucky is $255,400, against $277,500 across Shelby County.
Is it cheaper to rent or buy in Simpsonville?
Median gross rent in Simpsonville is $1,038 a month, against $2,132 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
What salary do you need to buy a home in Simpsonville?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Simpsonville, Kentucky at today's rate takes a household income of roughly $91,500 a year. That covers the full $2,132 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Simpsonville, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for Kentucky.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.