Hollywood/Rose Hill Homes for Sale in Columbia, SC

Hollywood/Rose Hill is an in-town Columbia neighborhood in Richland County, positioned south of the University of South Carolina campus and near Five Points and Rosewood. Much of the area uses the 29205 ZIP code.

The housing stock includes early twentieth-century bungalows, cottages and larger traditional homes, along with renovated properties and occasional accessory dwellings. Lots and floor plans vary, and some homes have a history of long-term rental use because of the neighborhood’s proximity to the university and central Columbia.

That makes due diligence especially important. Buyers need to understand not only the condition of the house, but also its leases, permits, zoning, accessory structures and legally permitted uses.

Talk to Jeff About Hollywood/Rose Hill

Buying a Home, a Rental—or Both?

A Hollywood/Rose Hill property may be owner-occupied, rented, or configured with a separate living space. The listing photographs will not answer the legal and financial questions created by those arrangements.

If a property is currently rented, request:

• The complete signed lease and all amendments

• The rent ledger and deposit records

• The lease expiration date

• Any renewal, termination or notice provisions

• A list of tenant-paid and owner-paid utilities

• Property-management agreements

• Required registrations, licenses and inspection records

• Documentation of repairs and tenant notices

Do not assume a sale automatically ends a lease. Have the contract and lease reviewed by the appropriate professionals before relying on future occupancy or rental income.

If the property is vacant but advertised as an investment, verify that the intended use is allowed at that exact address. A previous rental history does not guarantee that every future rental arrangement will comply with current rules.

Short-Term Rentals in the City of Columbia

Short-term rentals within Columbia are regulated through the city’s zoning rules and require the applicable permit and business license.

The city changed its standards in 2025 and 2026. Current rules distinguish among zoning districts, street classifications and owner-occupied properties. An address that appears suitable on a general map may still have property-specific restrictions or permit requirements.

Before buying for short-term rental use:

• Verify the parcel’s zoning district

• Check the city’s current short-term-rental location rules

• Determine whether owner occupancy changes eligibility

• Confirm permit and business-license requirements

• Review parking, occupancy and operational standards

• Check whether an existing permit transfers to a buyer

• Review any recorded covenants or private restrictions

Do not rely on an old listing statement, existing online advertisement or the seller’s past use. Confirm the current rules with the City of Columbia before making an offer based on projected short-term-rental income.

Accessory Dwelling Units

Some properties may include a detached guesthouse, garage apartment or another space presented as an accessory dwelling unit. A bedroom, bathroom and kitchenette do not by themselves establish that the space is permitted or legally rentable.

Current City of Columbia standards generally require an accessory dwelling unit to remain on the same lot as a detached single-family home. Either the principal dwelling or the accessory unit must be the owner’s permanent, full-time residence. The city also limits the unit’s size and requires shared ownership, utilities and addressing with the main residence.

Current city standards do not allow an accessory dwelling unit to be leased for periods shorter than 30 days.

For any property with a separate living space, verify:

• Building and zoning permits

• Final inspections and certificate records

• The approved use shown in city records

• Utility and address arrangements

• Required off-street parking

• Maximum permitted floor area

• Owner-occupancy requirements

• Whether the unit may be rented as proposed

Rules can change. Obtain current written guidance for the exact property and intended use.

Community Character Overlay

Hollywood/Rose Hill is identified by the City of Columbia as a Community Character Area. This is not the same as an architectural conservation district with design review for every exterior alteration.

The city explains that Community Character overlays are intended to reduce the possibility that demolition and construction on newly subdivided lots will negatively affect the existing residential pattern. Review can apply to demolition and new construction under the overlay standards.

Before demolishing a structure, subdividing a lot or planning new construction, confirm:

• Whether the parcel lies inside the overlay boundary

• Which review standards apply

• Required zoning and building approvals

• Lot width, setbacks and coverage limits

• Tree and stormwater requirements

• Whether additional review is triggered by the project

Use the city’s current property-information map and speak with planning staff before finalizing plans.

What to Inspect in an Older Home

Many Hollywood/Rose Hill houses date from the first half of the twentieth century. Renovation quality and systems history can have a major effect on value and future ownership costs.

Ask for a written timeline covering:

• Electrical service, panels and wiring

• Supply plumbing and drain lines

• Sewer-lateral work

• Roof and flashing

• HVAC systems and ductwork

• Windows and insulation

• Foundation or crawl-space repairs

• Drainage and moisture control

• Additions and structural changes

• Permits, invoices and warranties

A renovated kitchen or bathroom does not establish that the house was comprehensively updated. Compare the seller’s claims with permits, inspections and visible conditions.

If the property has been used as a rental, pay additional attention to deferred maintenance, security-deposit documentation, smoke and carbon-monoxide alarms, and repairs completed between tenancies.

Parking, Campus Events and Daily Routes

Hollywood/Rose Hill is close to USC, Five Points, Rosewood and central Columbia. Maxcy Gregg Park, Hollywood Park and the Columbia Tennis Center are near different parts of the neighborhood.

Proximity to the university can also affect traffic and parking during games, move-in periods and other major events. Conditions vary by street, so visit the property at more than one time and check the parking arrangement for residents and guests.

Sidewalks, street width, driveway space and bicycle routes vary by block. Evaluate the exact route if walking, rolling access or cycling matters to your decision.

Schools Serving Hollywood/Rose Hill

Hollywood/Rose Hill addresses are generally served by Richland County School District One.

School attendance boundaries can change and may vary by address. Confirm the current assignment directly with the district before making a purchase decision.

Hollywood/Rose Hill Homes for Sale

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The listing search should use the City of Columbia neighborhood boundary or a carefully tested subdivision filter. A broad 29205 search will include properties outside Hollywood/Rose Hill.

When comparing listings, separate owner-occupied homes from tenant-occupied properties and verify any claimed accessory dwelling or rental configuration before treating it as income-producing space.