Boiling Springs is one of those places that people from outside the area completely overlook. And honestly, that’s part of what makes it interesting from a commercial real estate perspective.
It’s not a city. It’s an unincorporated community in southern Spartanburg County, roughly between Spartanburg and Chesnee. Highway 9 runs through the middle of it. There’s a couple of grocery stores, some gas stations, a bunch of churches, and a growing number of subdivisions. It’s suburban-ish but still has that small-town feel where everybody knows their neighbor.
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Occupancy and Competitive Intensity: Secondary locations often run higher occupancy than I-85 because new supply avoids them. Verify actual vacancy rates in your specific micromarket. -
Tenant Mix and Employment Proximity: Properties serving manufacturing supply operations and contractor businesses stay fuller than those competing on general warehouse appeal. -
Rent Rates vs. I-85 Comparison: Understand your rent premium or discount vs. I-85. Buyers expect secondary-location discounts, so position your property accordingly. -
Class B Condition Often Preferred: Secondary location buyers want functional, cost-effective space, not Class A finishes. Heavy investment in upgrades may not return value.
Why it matters commercially
Population. That’s really it. Boiling Springs has been growing steadily for years. Families moving out of Spartanburg proper for bigger lots and newer schools. The school district (Spartanburg District 2) is one of the strongest in the county, which pulls in young families like a magnet. When you get rooftops, you get demand for services. When you get demand for services, you need commercial space. That cycle is alive and well down here.
Questions for Secondary Spartanburg Property Sellers
Understand your competitive position:
- What is your occupancy compared to I-85 facilities? (Secondary should be higher or competitive)
- What is your rent per SF vs. comparable I-85 space? (Expect 10-20% discount)
- What is your tenant tenure and turnover? (Stability is your valuation advantage)
- Do your tenants depend on proximity to manufacturing employers? (More resilient than general warehouse demand)
- What is your nearest competition in miles? (Isolation supports pricing)
The Highway 9 corridor through Boiling Springs has become the main commercial spine. Dollar General, Ingles, some fast food, a few strip centers. But it’s not overbuilt. There’s still room, which is why I keep an eye on commercial land in Spartanburg County — southern Spartanburg has parcels that are genuinely well-positioned for development as the population base keeps expanding.
What I’m seeing
Retail strip centers along Highway 9 do well when they’re anchored by something useful — a grocery store, a medical clinic, a salon. The tenant mix in Boiling Springs skews service-oriented. These aren’t fashion retailers. They’re dentists, insurance agents, tutoring centers, pizza shops. Boring tenants. Great tenants. The kind that sign three-year leases and renew because their customer base is right around the corner.
Retail property in Spartanburg County performs differently depending on the submarket. Boiling Springs has a captive audience. People don’t want to drive 15 minutes into Spartanburg for every errand. So local retail stays full. A strip center on Highway 9 with a dentist, a nail salon, an insurance office, and a pizza place? That thing basically runs itself. Low turnover, stable income, minimal management headaches.
Related: How I Determine My Offer Price
Related: Hampstead and the US-17 North Corridor
Related: Hold or Sell Your Commercial Property: How to Decide
I’ve also looked at some flex and light industrial south of I-26 in this area. It’s a different vibe from the heavy manufacturing along I-85 to the north. Smaller operations — contractors, landscaping companies, small fabricators. They need 2,000-5,000 SF bays with a roll-up door. Simple stuff. These buildings trade at decent cap rates because the tenants are stable and the rents are affordable enough that turnover is low. A contractor paying $7/SF NNN isn’t going to move for $6.50 somewhere else. The hassle isn’t worth it.
The bigger picture for southern Spartanburg
I think what’s happening here mirrors what happened in places like Indian Trail and Mooresville around Charlotte 10-15 years ago. Residential growth outpaces commercial development for a while. Then commercial catches up fast. Property owners who bought land or small buildings early end up sitting on something worth two or three times what they paid. That’s the window Boiling Springs is in right now.
| Southern Spartanburg Submarket | Key Characteristics |
|---|---|
| Boiling Springs (Hwy 9) | Residential growth, service retail, strong schools |
| Chesnee | Rural-transitional, land opportunities |
| South of I-26 | Light industrial, contractor flex |
| Highway 221 Corridor | Secondary commercial, mixed-use potential |
If you own commercial property or land in southern Spartanburg County, it’s a good time to understand what it’s worth. For context on the broader investment picture, take a look at my piece on growth drivers across Spartanburg County.
Seller takeaway
Boiling Springs and southern Spartanburg property owners should understand their stability advantage. These secondary locations trade at lower rates but with higher occupancy predictability. Call Roth Capital at 704-600-3839 to discuss fair market positioning.
I’m always looking at deals down here. Give me a ring if you want to talk about yours. 704-600-3839.
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