Market Report
The I-77 South CorridorWhat’s Driving the Market
Fort Mill, Rock Hill, and Chester sit on the same growth line south of Charlotte. Here’s what’s fueling demand and what it means for tenants and owners.
By the Kuester Commercial team · November 2026 · 3 min read
The I-77 corridor south of Charlotte has been one of the Carolinas’ fastest-growing commercial markets for more than a decade. People and employers keep moving south across the state line for lower costs, strong schools, and quick access to Uptown.
Fort Mill and Tega Cay
Fort Mill’s population reached 38,673, up 57.7% since 2020, and its school district is ranked first in South Carolina. Office asking rents have followed: CoStar reports an average of $27.77/SF for Fort Mill office space in Q4 2026, up 68% since 2011. Small-bay retail and medical space along Hwy 160 and in downtown remains tight.
Sources: CoStar; U.S. Census Bureau; Chester County Economic Development, as cited on our market pages.
Rock Hill
York County’s largest city has seen more than $220 million invested downtown through University Center and The Thread. Downtown space can still come in below the county average, which makes Old Town attractive for professional offices, restaurants, and services.
Chester
Chester County has drawn $2.52 billion in new capital investment since 2020, much of it industrial along I-77. Downtown Chester is earlier in its revival, with historic buildings and incentives that can make projects work at lower rents.
Growth keeps moving down I-77. The question for most clients is where on the line they want to be.
What it means for you
- Tenants: plan early. Quality small suites in Fort Mill lease quickly, and off-market options are common.
- Owners: rents have room to grow, but pricing still has to match current comps to avoid long vacancy.
- Investors: Rock Hill and Chester offer value plays and historic incentives that Fort Mill no longer does.
Our full quarterly report breaks out office, retail, and industrial trends across York and Lancaster counties. Request a copy and we’ll send it when it’s published.
