Buying land in Horry County has a different rhythm than buying a finished home. The diligence checklist is longer, the financing path is narrower, and the upside, when it works, can be significant. As inventory of finished homes tightens in popular areas and as more buyers want to build rather than buy retail, land has quietly become one of the most interesting categories in the coastal South Carolina market. Below is a practical guide to what land buying actually looks like in Horry County and how to do it right.
Why Land Is Worth a Closer Look Right Now
Horry County is one of the fastest-growing counties in the southeast. That growth shapes the land story in a few specific ways.
Build-to-Suit Demand Is Strong
Buyers who could not find the right finished home in Conway, Longs, or Loris are increasingly willing to buy a lot and build. That shift has supported land prices and made inventory move faster than it used to.
Investors Are Looking at Land Differently
Investors who used to focus exclusively on rental property are looking at land for long-term holds, build-and-sell projects, and small subdivision plays. Horry County's growth trajectory makes the land thesis credible.
The Categories of Land in Horry County
Not all land is the same.
Improved Subdivision Lots
These are lots inside an existing subdivision where the roads, water, sewer, and power are already in place. Improved lots cost more per acre but are the easiest path to a finished home in the shortest time.
Unimproved Lots With Utility Access
These lots typically have road frontage and utilities nearby but are not part of a developed subdivision. Buyers usually need to budget for utility connections, driveway construction, and sometimes a septic system rather than sewer.
Raw Acreage
Larger parcels with no improvements. This is where the highest upside lives, but also the highest complexity. Buyers must work through zoning, perc tests, road access, utility availability, wetlands review, and timber inventory before committing.
Specialty Parcels
Waterfront, riverfront, marsh-adjacent, and farm parcels each have their own considerations. For background on river-adjacent buying, see our blog on what makes the Waccamaw River corridor special for homebuyers.
Where Buyers Are Finding Opportunity
Land opportunity in Horry County is concentrated inland.
Conway and Surrounding Areas
The Conway area has both improved subdivision lots and small acreage tracts. For buyers who want a real downtown nearby, plus river and forest scenery, Conway is the deepest land market in the county. For background, see our blog on why Conway continues to attract buyers seeking small-town charm.
Longs and Loris
Longs and Loris produce more raw acreage and unimproved lot inventory than Conway, often at lower per-acre prices. Buyers focused on space, privacy, and the ability to build something specific often gravitate here.
Beach-Area Land
Land inside the immediate beach corridor in North Myrtle Beach is rare and expensive. When it appears, demand is strong. Most beach-area land buyers are either building a primary or second home or are developers consolidating teardown lots.
The Land Diligence Checklist
Land deserves more diligence than most buyers expect.
Zoning and Use
What you can actually do with the parcel depends on Horry County zoning. Confirm zoning at the county before assuming. The seller's marketing description does not control the legal use.
Utility Availability
Confirm what is available, water, sewer, power, internet, and cable. Some parcels look attractive until the buyer discovers a sewer connection would cost tens of thousands of dollars.
Septic vs. Sewer
Outside sewer service areas, parcels require septic systems. That triggers a perc test, soil suitability review, and a septic design before you know the buildable layout. Skipping this step is the single biggest land buying mistake.
Wetlands and Flood Zones
Horry County has substantial wetland and flood-zone overlay. A parcel that looks buildable may have significant restricted area. For background on flood considerations, see our blog on coastal South Carolina flood zones explained for homebuyers.
Access and Easements
Make sure the parcel has legal road access. Landlocked parcels with verbal "neighbor lets us cross" arrangements are real risks. Easements should be documented and recorded.
Survey
A current, professional survey is essential, especially for raw acreage. Boundary disputes are expensive to resolve later and easy to avoid up front.
Financing Land
Land financing is meaningfully different from home financing.
Higher Down Payments and Rates
Land loans typically require larger down payments and carry higher interest rates than conventional mortgages on existing homes. Buyers should plan for this in their underwriting.
Construction Loans for Build-to-Suit
Buyers planning to build often use a construction-to-permanent loan that covers land purchase and construction in a single financing structure. A local lender can walk through what fits your specific project.
Cash Land Buyers Have an Edge
Land sellers often prefer cash buyers because cash closes faster and avoids the financing contingency risks. Cash buyers can sometimes negotiate price meaningfully.
Key Takeaways
Horry County land buying is a real category that rewards patient, disciplined buyers. It is not a quick path to a finished home, but it can be the right move for the right buyer.
- Horry County land ranges from improved subdivision lots in Conway to raw acreage in Longs and Loris
- Beach-area land is rare and expensive, with most opportunity inland in Conway, Longs, Loris, and surrounding pockets
- Zoning, utilities, septic feasibility, wetlands, access, and survey are all non-negotiable diligence items
- Land financing requires larger down payments and higher rates, and cash buyers often have a meaningful negotiation edge
The smart approach is to define exactly what you want to build or hold before shopping, then filter parcels against that definition. The buyers who land in the right parcel almost always know exactly what they are looking for before they start.
About Greg Harrelson
Greg Harrelson is a seasoned Realtor® with more than 30 years of experience serving the Myrtle Beach and Grand Strand markets. As the founder of Century 21 The Harrelson Group, Greg has built his career helping buyers, sellers, and investors achieve success in every corner of the coastal Carolina real estate market. His expertise spans residential homes, investment properties, land development, and coastal condos. Known for his deep local knowledge, innovative marketing strategies, and commitment to personal service, Greg consistently helps clients reach their real estate goals while navigating the ever-changing market with confidence and precision.