Longs Is Quietly Becoming One of the Hottest Spots in Horry County
For a long time, Longs, SC was the place buyers passed through on their way to the beach. That is not true anymore. Longs has become one of the fastest-growing areas in Horry County, and it is happening for reasons that are pretty straightforward when you spend time on the ground: price, space, and access. I have sold a lot of homes here over the past few years, and the buyer profile has shifted in a way worth walking through.
Where Longs Sits and Why It Matters
Longs is about 10 to 12 miles inland from the North Myrtle Beach coastline, just off Highway 9. From a daily living standpoint, that puts you 20 minutes from the beach, 15 minutes from the major shopping corridors along Highway 17, and inside a price band you cannot touch closer to the water. Highway 31 (the Carolina Bays Parkway) extended access in this area years ago, and the ripple effects on Longs real estate are still playing out.
Who's Buying in Longs Right Now
First-Time Buyers
Longs has become one of the few spots in Horry County where first-time buyers can still get a new home with a yard for a manageable price. New construction inventory, especially in communities like Heritage Park, gives first-time buyers something hard to find elsewhere on the coast.
Out-of-State Retirees Looking for More Space
Retirees coming from the Northeast or Midwest are looking at Longs because they get a single-level home, a real yard, and predictable HOA costs they would not get in a beachside condo. The trade-off is the drive to the beach, but most retirees tell me they do not go to the beach every day anyway.
Families Who Want More Square Footage
Younger families priced out of North Myrtle Beach proper are looking at Longs for the same reason families have always moved a few miles inland: more house for the money. Communities along the Highway 9 corridor have grown into full neighborhoods over the last several years.
Investors
Long-term rental investors like Longs because purchase prices are lower, and renters are increasingly local workforce families who want a stable lease in a quiet area.
What's Actually Available in Longs
The Longs housing market is more varied than a quick drive through would suggest.
New Construction Subdivisions
This is the bulk of recent growth. National builders have been active in the area, and so have several regional builders. Communities like Long Bay Golf Homes blend new builds with golf course access. Floorplans tend to be larger than what you find closer to the water at similar price points.
Resale Homes on Acreage
Longs has pockets of resale homes on a half-acre or more, sometimes much more. These tend to be older homes, often with the kind of mature trees and outdoor space buyers cannot replicate in new construction. Buyers wanting acreage should also look at Loris as a natural alternative.
Golf Course Communities
There is a meaningful golf community presence in Longs, and prices are usually friendlier than golf homes closer to the coast. Buyers who want to live on or near a course without paying oceanfront pricing usually end up considering Longs early in the search.
Why the Growth Is Sustainable
There is a difference between a market growing because it is cheap and a market growing because the underlying fundamentals have changed. Longs is in the second category. Here is why I believe that:
- Infrastructure has improved — roads, retail, and services along the Highway 9 corridor have expanded meaningfully
- The regional employment base has grown — buyers do not have to commute to the beach for work the way they did even ten years ago
- New construction inventory has come in steady and absorbed quickly without flooding the market
- Buyer profile has diversified — growth driven by retirees, first-time buyers, families, and investors at the same time is more durable than growth driven by any single group
What Buyers Should Watch For
Septic vs. Sewer
Some Longs neighborhoods are on septic systems. That is normal and not a problem on its own, but the inspection matters. Have a separate septic inspection beyond the standard home inspection.
Well Water
Same idea — some homes are on well water. Test it. Understand the maintenance cycle and what a future replacement might cost.
Flood Zones
Inland does not always mean dry. Some areas of Longs near creeks and low-lying ground are in flood-prone zones. A flood zone determination should be one of the first things you ask for.
HOA Variability
HOA fees and rules vary widely across Longs neighborhoods. New construction subdivisions usually have more structured HOAs. Older, established communities sometimes have very light HOAs or none at all. Match the structure to what you actually want.
Longs vs. the Alternatives
Buyers often weigh Longs against Loris and Conway. Loris feels more rural, has more acreage, and prices tend to run lower. Conway has more of a downtown identity and historic neighborhoods. Longs sits in the middle — close enough to the beach to feel coastal, but with new construction and infrastructure that the more rural areas do not have. There is no universally right answer; it depends on the lifestyle you want.
Key Takeaways
Longs is growing because it solves a problem the coastal Horry County markets cannot: affordable, newer homes with real yards and reasonable access to the beach. The buyer mix is healthy — first-time buyers, retirees, families, and investors all want different things, and Longs gives each of them an entry point. The growth looks sustainable because the underlying drivers (infrastructure, employment, inventory mix) have shifted, not just the prices. If you are shopping the Grand Strand and the beach-area numbers are not working, Longs is the first stop I would make.
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.