Conway, SC Real Estate News 

When it comes to combining small-town charm with real estate opportunity, historic homes in Downtown Conway, SC hold a special place in the hearts of buyers, sellers, and investors alike. With rich architectural heritage, proximity to the scenic Waccamaw River, and a steadily active housing market, Conway offers a unique blend of history and modern living that’s increasingly hard to find.

A Walk Through Time: Conway’s Historic Fabric

Conway is one of South Carolina’s oldest towns, originally founded in 1732 as Kingston before being renamed Conway borough and ultimately shortened to Conway. Its history is deeply rooted in early American commerce, river trade, and Southern cultural traditions.

The Conway Residential Historic District reflects this evolution with 125 contributing buildings ranging from mid-19th-century Greek Revival and Victorian Queen Anne styles to early 20th-century Craftsman and Colonial Revival homes. These residences, built between about 1850 and 1955, showcase the architectural tastes and craftsmanship of generations past.

Iconic Historic Homes Worth Noting

Here are a few standout historic homes you might encounter in or near Downtown Conway:

C. P. Quattlebaum House

Built in 1855, this classic two-story frame residence features a distinctive wrap-around porch and polygonal bay windows.

Beaty-Little House

Another mid-19th-century gem with Tuscan-influenced columns and detailed balustrades, representing the elegance of antebellum design.

Beaty-Spivey House

Constructed around 1870, this home highlights traditional cross-gabled rooflines and charming porch elements.

H. W. Ambrose House 

A local landmark in Tudor Revival style, built in the 1920s, highlighting a rare historic architectural taste for the region.

Arthur M. Burroughs House

A standout Queen Anne-style residence with asymmetrical design, a turret, and intricate woodwork.

W. H. Winborne House

An American Craftsman-style home from the 1920s, known for its broad gables and wrap-around porch.

Why Historic Homes Matter to Buyers & Investors

Historic homes aren’t just beautiful—they tell a story. For many buyers and investors, these properties offer:

• Unique Architectural Detail

From Victorian turrets to Craftsman woodwork, historic homes in Conway boast craftsmanship seldom found in newer developments.

Investors can often command premium rents or resale values because of this unique appeal.

• Location, Location, Location

Many historic homes are nestled within walking distance of downtown shops, riverfront parks, vibrant dining options, and cultural attractions—making them attractive to lifestyle-focused buyers.

• Long-Term Investment Potential

While older homes sometimes require renovation, they can deliver strong appreciation over time, especially as Conway’s market shows continued activity and balanced demand trends. According to recent market data, Conway area median home values hover around $280K–$307K and the market remains active with homes selling regularly.

Market Snapshot: Conway Real Estate Trends

Understanding the broader housing market helps buyers and sellers gauge opportunity:

• Median Home Price: Around $279,000–$307,000 (late 2025/early 2026).
• Market Condition: Balanced, with homes selling in a moderate time frame.
• Inventory Growth: Active listings show modest increases, giving buyers options.
• Equity Position: A large percentage of homeowner properties in Conway have high equity, a good sign for sellers.

For historic homes specifically, buyers should be prepared to consider renovation costs, potential preservation guidelines, and the rare opportunity to own a piece of Conway’s architectural heritage.

Tips for Buyers, Sellers & Investors

For Buyers

• Inspect & Evaluate: Older homes may require updated electrical, plumbing, or roofing systems.
• Appreciation Potential: Historic homes in walkable, established neighborhoods often appreciate well versus cookie-cutter developments.

For Sellers

• Market Their Story: Highlight unique architectural details and historical significance in listings.
• Target the Right Buyer: Historic homes often attract niche buyers who value character over generic new builds.

For Investors

• Rental Appeal: Properties near downtown and cultural hotspots can perform well as short- or long-term rentals.
• Preservation Incentives: Investigate potential tax credits or grants for restoring historic properties in recognized districts.

Final Thoughts: Conway’s Timeless Appeal

Historic homes in Downtown Conway, SC represent both a window into the past and a solid foothold in a competitive real estate market. Whether you’re searching for a charming family home, a renovation project with character, or an investment with long-term value, Conway’s historic districts offer options that appeal to a wide range of buyers and investors.

Are you dreaming of escaping harsh winters to enjoy mild coastal breezes, friendly communities, and Southern charm? Conway and Aynor, South Carolina nestled in beautiful Horry County near the Grand Strand are increasingly attractive options for snowbirds and retirees. In this comprehensive guide, we’ll explore why these two destinations are gaining popularity, what lifestyle and real estate options are available, and key insights for buyers, sellers, and investors alike.

Why Snowbirds Choose South Carolina

South Carolina continues to be a top retirement destination nationwide. According to U.S. Census-linked data, the Palmetto State ranked second only to Florida in interstate retiree moves in 2023, with nearly 27% of new arrivals relocating for retirement lifestyle reasons. Factors driving this trend include warm climates, recreational amenities, and tax advantages including no state tax on Social Security benefits and generous deductions for retirement income and property taxes for residents 65.

This makes Conway and Aynor especially appealing for snowbirds looking to split time between cooler home states and a warmer Southern locale during winter months.

Conway, SC — Historic Charm Meets Coastal Proximity

What Makes Conway Attractive

• Historic Small-Town Lifestyle

Conway — known as the “Historic Rivertown” blends scenic river views, a vibrant downtown district full of boutiques and eateries, and a strong sense of community. Residents enjoy year-round events, cultural festivals, and a walkable environment that snowbirds love to return to each season.

• Proximity to the Coast

Though not directly on the beach, Conway offers quick access to the Grand Strand beaches and attractions like Myrtle Beach within a 15–30-minute drive perfect for retirees who want easy coastal access without the summer crowds or premium beachfront prices.

• Affordable Cost of Living

Conway’s cost of living is below the national average, thanks to more affordable housing, utilities, and healthcare relative to many coastal retirement hotspots.

• Active Adult and 55+ Communities

The area is home to several 55+ and active adult communities, like Myrtle Trace Grande and Surfside Beach Club just minutes from Conway. These neighborhoods offer low-maintenance living with social amenities ideal for snowbirds and retirees.

• Real Estate and Investment Potential

Median home prices in the area present value relative to many coastal markets, making Conway attractive not only for primary retirement homes but also for investment properties aimed at seasonal residents. Neighborhoods like Shaftesbury and Ridge Pointe offer options ranging from quieter residential streets to golf-oriented communities.

Aynor, SC — Quiet Country Living with Big Potential

Small-Town Charm with Big Appeal

If you love a quieter, more rural vibe, Aynor often called “The Little Golden Town” might be the perfect match. With a population under 1,000, Aynor offers a tight-knit community feel with easy access to endless outdoor space, local events like the annual Harvest Hoe-Down Festival, and only a short drive to Conway and the coast.

Cost of Living Advantage

Aynor’s cost of living remains below the national average, with housing costs roughly 29% lower than average and overall living expenses favorable for budget-minded snowbirds or retirees.

Growth and Real Estate Opportunities

As more retirees and families discover Aynor’s charm, new homes and small communities are emerging — perfect for buyers who prefer land, lifestyle space, and potential future appreciation. Its location along SC-501 makes commuting to Conway or beach destinations convenient without sacrificing peace and privacy.

Tips for Buyers, Sellers & Investors

For Snowbird Buyers:

Choose properties with low maintenance needs and strong rental potential if you plan to host seasonal tenants when not in residence.

Consider homes near healthcare providers, shopping, and recreational amenities for year-round appeal.

For Sellers:

Highlight features like easy access to beaches, community amenities, and seasonal attractions that make homes attractive as both primary and second homes.

Snowbird market demand peaks in late summer and early fall plan listings accordingly for best exposure.

For Investors:

Properties in Conway’s 55+ communities or near coastal corridors often have solid seasonal rental demand.

Land and custom homes in Aynor can offer long-term value as the area draws more retirees seeking space and affordability.

Embrace Your Best Chapter in the Palmetto State

Whether you envision peaceful country mornings in Aynor or vibrant riverside life with easy beach access in Conway, this corner of South Carolina offers retirees and snowbirds compelling lifestyle benefits backed by affordability, community character, and natural beauty. With thoughtful planning and local market expertise, you can find the perfect property to support your ideal retirement lifestyle — or position your existing property for success in a growing seasonal market.

If you’re considering buying, selling, or investing in South Carolina real estate, one of the most important financial factors you’ll face is property taxes. Understanding how they’re calculated, what you pay on different property types, and how exemptions work can help you make smarter decisions and potentially save thousands of dollars over time.

Who Collects Property Taxes?

In South Carolina, property taxes are collected at the local level by counties, cities, and school districts—not by the state itself. Local governments set tax rates (called millage rates) each year based on their budget needs. Roughly two-thirds of property tax funds go toward public education in most counties.

The Formula: How Your Tax Bill Is Calculated

Property taxes are calculated using this basic formula:

Fair Market Value × Assessment Ratio × Millage Rate = Your Property Tax Bill

Here’s what each term means:

• Fair Market Value – What your property is worth on the open market, as determined by the assessor.
• Assessment Ratio – A percentage of market value that is taxable (varies by property type).
• Millage Rate – The local tax rate expressed in mills (1 mill = $1 of tax per $1,000 of assessed value).

What this means:

If your home’s market value is $300,000, only $12,000 of that (4%) is subject to property tax as long as you qualify as a primary resident. That’s a big savings compared to states that tax closer to 100% of value.

Why Primary Residence Matters

To qualify for the lower 4% rate:

• You must apply for legal residence/owner-occupied status with your county.
• Documentation such as your SC driver’s license, voter registration, or other proofs of residency may be required.

Failing to claim this status could result in being taxed at the 6% rate, which can significantly increase your property tax bill.

Homestead & Other Exemptions: More Ways to Save

South Carolina offers additional tax relief for qualifying homeowners:

Homestead Exemption

Eligible homeowners (typically those 65 or older, totally and permanently disabled, or legally blind) may qualify for a complete exemption on the first $50,000 of their home’s fair market value. That can translate to substantial savings each year.

Disabled Veteran Exemptions

Veterans who are totally and permanently disabled may qualify for 100% property tax exemption on their primary residence. Surviving spouses may be eligible too.

Agricultural & Other Special Exemptions

Land used for bona fide agricultural purposes or qualifying personal property may also receive reduced assessment or exemptions.

Millage Rates: What You Need to Know

After your property’s assessed value is calculated, your total millage rate is applied. This is typically a combination of:

• County taxes
• School district taxes
• Municipal taxes (if applicable)
• Fire or special service districts

For example, in some South Carolina markets, combined millage rates range from about 230 to 290 mills, though this varies widely depending on local budgets and services provided. (1 mill = a $1 tax for every $1,000 of assessed value).

What Buyers & Investors Should Consider

Home Buyers

• Ask about millage rates before you make an offer two neighborhoods with similar homes could have very different property tax bills.
• Ensure your county has processed your 4% legal residence status to avoid overpaying.

Investors

• Investment properties are generally taxed at 6%, which increases taxable value compared to primary residences.
• Factor projected property tax into your cash flow analysis and ROI models early in your decision.

Home Sellers

• Understanding current tax rates and exemptions can help you market your property more effectively, especially to tax-savvy buyers.
• Provide clarity on past property tax bills, assessment ratios, and exemption statuses in your disclosures.

Tips for Managing & Reducing Property Taxes

File the correct residency forms early – the sooner your property is classified correctly, the better your tax outcome.

• Apply for all exemptions you qualify for – homestead, senior, veteran, agricultural, etc.
• Review your assessment annually – if you believe it’s too high, many counties allow appeals.
• Work with a local agent or tax advisor familiar with your county’s rules.

Why Understanding Property Taxes Matters

Property taxes aren’t just another line on your annual bill—they impact:

• Affordability: They affect what you can realistically pay for a home.
• Investment returns: Higher taxes reduce net income from rental properties.
• Sell ability: Buyers compare tax burdens in different markets.

By understanding how South Carolina calculates, assesses, and collects property taxes, you can make better financial decisions whether you’re buying your forever home or evaluating an investment property.

The Pee Dee region of South Carolina including charming communities like Conway, Florence, and Lake City isn’t just rich in history and Southern hospitality; it’s packed with festivals and events that bring neighbors together and make this area a wonderful place to live, work, and invest. Whether you’re considering purchasing a home here, selling your property, or investing in local real estate, knowing the heartbeat of the community can make all the difference.

Below, discover standout annual events that highlight the Pee Dee’s culture, community pride, and economic vibrancy.

1. Conway’s Seasonal Festivals & Celebrations

Conway itself has built a reputation for lively, locally driven events that help create a strong sense of community a major selling point for families and newcomers.

• Riverfest & Seasonal Events: Downtown Conway hosts a variety of seasonal happenings, including artisan markets, concerts, and community celebrations spanning the year. These events offer residents and visitors opportunities to meet local makers and enjoy the town’s scenic Riverwalk.
• City of Halloween: Each October, Conway earns a reputation as the “City of Halloween,” transforming its historic district with festive décor, unique events like coffin races and ghost walks, and family-friendly activities that draw crowd from across the region. It’s a creative example of how a small city can cultivate cultural tourism and community engagement and a great draw for home buyers who want seasonal fun close to home.

Why it matters: Events like these contribute to local quality of life something home buyers consider important when choosing neighborhoods. They can also boost seasonal tourism and support local small business economies important to investors.

2. Pee Dee Plant & Flower Festivals — Spring & Fall Favorites

If you love gardens, outdoor living, and seasonal traditions, the Pee Dee’s plant and flower festivals are a must-visit.

• Pee Dee Spring Plant & Flower Festival: Held each April at the Pee Dee State Farmers Market in Florence, this free event features plant vendors, garden products, food options, and horticulture experts perfect for green thumbs and families alike.
• Pee Dee Fall Plant & Flower Festival: As fall arrives, the festival returns with autumn plants, pumpkins, and seasonal décor, drawing crowds from across the region.

Community Value: These festivals celebrate agrarian culture and bring traffic to local merchants and restaurants, contributing to a lively community atmosphere that appeals to residents and investors alike.

3. SC Pecan Festival — Florence’s Big Annual Bash

One of the Pee Dee’s largest and most beloved events is the SC Pecan Music & Food Festival in Historic Downtown Florence.

• What to Expect: This one-day festival draws over 50,000 attendees with live music, food vendors, family zones, and arts programming and admission is free.
• Why It’s Great: The SC Pecan Festival shows the region’s potential to host larger gatherings that support local tourism and commerce a positive sign for real estate investors looking for areas with strong community engagement and economic activity.

4. Pee Dee Back Country Day — A Family-Friendly Historical Event

Held annually in Lake City, this event brings Pee Dee history to life with living history demonstrations, craft demonstrations, and interactive experiences ideal for families.

• Historical Demonstrations: From blacksmithing and weaving to traditional candle making, Downtown Lake City becomes a hands-on historical classroom for all ages.

Investor Insight: Community education and historical preservation efforts like this strengthen civic pride and help attract families and history enthusiasts to the area.

5. Sounds of the Pee Dee – Family Day (Florence)

A summer festival that highlights music, food trucks, and family entertainment in Timrod Park, Sounds of the Pee Dee is a great example of the region’s smaller, grassroots celebrations.

• Live Music & Activities: With music performances and kids’ zones, this festival brings families together for a relaxed afternoon.

What This Means for Real Estate Buyers & Investors

Whether you’re a first-time home buyer, seller, or property investor, local culture and events matter. Here’s how:

• Quality of Life: Festivals and community events improve lifestyle appeal an important factor that buyers consider when relocating.
• Boost to Local Businesses: Events draw crowds, support small businesses, and increase economic activity a plus for investors eyeing rental or commercial properties.
• Community Engagement: A region with active traditions and celebrations fosters strong neighborhood bonds, which helps with community stability and long-term property values.

Final Thoughts

The Pee Dee region and Conway, SC stand out as a vibrant and community-oriented place to plant roots, raise a family, or grow your investment portfolio. From horticultural festivals to seasonal downtown celebrations and large regional gatherings, there are events year-round that showcase the area’s charm and community spirit.

An Optimized Guide for Buyers, Sellers & Investors

Buying a home in the Conway, South Carolina area is both an exciting and strategic investment. With its charming historic downtown, scenic Waccamaw River views, and relatively affordable housing compared to nearby coastal markets, Conway continues to draw homebuyers, retirees, and investors alike. As of late 2025, the average home value in Conway hovers around $280,000–$290,000, a slight decline from last year but still offering solid value for buyers in the region.

Whether you’re a first-time buyer, relocating family, or investor eyeing rental opportunities, this step-by-step guide walks you through the key stages of buying property in this market — with local insights and tips to make your experience successful and stress-free.

1. Get Financially Prepared

Before you begin touring homes:

• Check Your Budget & Credit

Start by reviewing your credit score and debt-to-income ratio — strong numbers can qualify you for better mortgage rates and terms. Most lenders will scrutinize these closely as part of your loan approval.

• Save for Down Payment & Closing Costs

While down payment requirements vary by loan type, putting down 20% can help you avoid Private Mortgage Insurance (PMI). First-time buyers may also qualify for FHA, VA, or USDA loans with lower down payment options.

• Secure Mortgage Pre-Approval

Getting pre-approved — not just pre-qualified — strengthens your offer and shows sellers you’re a serious buyer. This process typically takes 1–2 weeks and involves documentation like tax returns, pay stubs, and financial statements.

2. Find the Right Local Real Estate Agent

A skilled agent with deep knowledge of the Conway area is critical — especially given its growing appeal and unique local factors (like flood zones near riverfront areas). Look for an agent who:

• Knows Conway neighborhoods and price trends
• Has strong negotiation skills
• Communicates clearly and proactively
• Can advise on inspections, offers, and timelines experience in South Carolina regulations

Local agents often give you access to listings before they hit public sites and help tailor your search to your needs.

3. Choose Your Desired Community & Must-Have Features

Conway offers a range of living experiences — from historic downtown homes to suburban neighborhoods near excellent parks, schools, and amenities. Prioritize your:

• Preferred neighborhoods or school districts
• Commute requirements
• Essential vs. optional features (yard, garage, number of bedrooms, etc.)
• Lifestyle needs (proximity to parks, river access, dining)

Understanding what matters most helps narrow your search efficiently.

4. Start Touring Homes & Attend Open Houses

Once your needs are clear, it’s time to see properties in person. Open houses and private showings let you:

• Assess the home’s condition and layout
• Notice surrounding area and neighbors
• Compare homes in your price range
• Ask questions about utilities, updates, and neighborhood trends

In markets like Conway — where homes may stay on the market for several weeks — touring multiple homes gives you a competitive edge.

5. Make a Strategic Offer

Your agent will help craft an offer based on:

• Recent comparable sales
• Current market trends (e.g., sale-to-list price ratios)
• Property condition
• Your budget and contingencies

In Conway, many homes sell below list price in today’s market, offering negotiation opportunities for savvy buyers.

6. Inspections, Appraisal & Due Diligence

Once your offer is accepted:

✔ Home Inspection

Hire a licensed home inspector to check essential systems (electrical, plumbing, foundation, roof, etc.). In South Carolina, termite and 4-point inspections may also be required by insurance carriers.

✔ Appraisal

Your lender will order an appraisal to confirm the home’s value. This protects you and the lender from overpaying.

✔ Negotiate Repairs or Credits

Based on inspection findings, you may request repairs, credits, or a price adjustment.

7. Finalize Financing & Close the Deal

Before closing, you’ll:

• Lock in your mortgage rate
• Purchase homeowners' insurance (required by lenders)
• Complete a final walkthrough to ensure agreed repairs are done

Closing typically includes signing documents, paying closing costs, and officially taking ownership. With everything in place, you’ll receive the keys to your new Conway home!

8. (Optional) Plan for Post-Purchase Success

For investors and long-term homeowners alike:

• Track local market trends — Conway’s inventory and sale prices fluctuate over time.
• Consider rental opportunities if buying an investment property
• Stay informed about community developments and local amenities

Final Thoughts

Buying a home in Conway, SC can be a rewarding experience when approached with clarity and preparation. From financial readiness and smart agent choice to thorough inspections and closing confidence, each step brings you closer to your dream home in this vibrant coastal community.

When communities grow around major roadways, the real estate ripple effects are often significant — and the junction of South Carolina Highway 22 (SC 22) and South Carolina Highway 905 (SC 905) near Conway, South Carolina is a clear example. In this post, we explore how expansion along these corridors is shaping the local real estate market — and what it means for homebuyers, sellers, and investors right now (late 2025).

What’s Driving Growth Along SC 22 / SC 905

• Population & Regional Expansion

• The broader area including Conway has experienced consistent population growth over the past two decades. As recently as 2023, the estimated population of Conway was around 29,510.
• This growth is driven by multiple factors: the small-town charm of Conway, its historical character, proximity to coastal amenities (beach access, recreational lifestyle), and relative affordability compared to more coastal or metropolitan areas.
• As population rises, demand for housing — including new subdivisions, single-family homes, and supporting commercial infrastructure — naturally increases.

• New Development & Strategic Zoning — Land Ready for Commercial & Residential

• There’s a notable 43.3-acre tract located at the intersection of SC 905 and SC 22 currently zoned “Neighborhood Commercial.” This area is being marketed for a variety of commercial uses: gas station, retail centers, medical offices, restaurants, etc.
• Directly across from this tract, a major homebuilder (Beazer Homes) is developing 181 homes on an 82.94-acre parcel, with an adjacent parcel proposed for an additional ~181 homes (or more, depending on zoning and permit approvals).
• The fact that the land is designated as an “Economic Activity Center” signals local government and planning departments anticipate — and may be encouraging — more commercial and residential development along SC 22 / SC 905.

Implication: As new homes go up and population grows, demand for supporting retail, services, and conveniences will rise — making commercial real estate and mixed-use developments potentially profitable.

What This Means for Homebuyers, Sellers & Investors

For Homebuyers (Especially Move-In Ready or New Construction)

• More housing choices: With ongoing developments, especially from builders like Beazer Homes, there are increasingly new homes on the market — often more modern and possibly more affordable than older homes in the historic downtown or older neighborhoods.
• Potential convenience & amenities soon: As commercial land along SC 22 / SC 905 gets developed (shops, services, retail), future residents are likely to enjoy improved convenience — restaurants, grocery or convenience stores, and other daily-use amenities — without needing long drives.
• Balanced suburban-rural living: Conway remains a historic, small-town environment. Buyers get that charm, while also gaining access to growth-driven infrastructure rather than being deep in dense urban sprawl.

For Investors & Developers

• Commercial opportunity is high: That 43-acre commercial-zoned tract offers a rare chance to tap into a growing residential base that presently lacks nearby commercial infrastructure. Retail centers, gas stations, convenience stores, or service businesses could thrive.
• New housing developments = steady demand for rentals or resale: As new homes are built, there’s likely an increase in demand for rental housing (from first-time buyers, workers, retirees, students) — offering potential steady rental income or flip/resale opportunities.
• First-mover advantage: Buying or investing before full-scale commercial buildout or before the area becomes widely known can lock in lower prices and higher future appreciation as growth continues.

What Sellers Should Know

• Competition from new builds: If you’re selling an older home, you now compete not just with comparable resale homes — but with brand-new construction, which many buyers may prefer. This could put downward pressure on the prices of older homes unless upgraded or priced strategically.
• Value tied to infrastructure growth: As supporting retail, services, and community amenities develop, areas along SC 22/SC 905 could appreciate faster. Homes near planned commercial hubs or better connectivity may command premiums over time.

Recent Market Snapshot: Conway, SC (Context for SC 22 / SC 905 Growth)

To understand how strong this growth is relative to the overall Conway market:

• Median sold price for homes in Conway as of mid-2025 hovered around $275,000.
• The broader market data shows a high percentage of homes with significant equity — about 72.8% of homes are categorized as “high equity” (more than 50% equity).
• The mix of newer builds and market demand means there is opportunity — but also competition, especially for older homes or those not updated to match new-build quality.

Translation: The SC 22/SC 905 growth isn’t happening in a vacuum — it’s layered onto a market that’s already fairly active, with a base of equity-rich homeowners, rising demand, and ongoing residential transactions.

What to Watch in Late 2025–2026

If you’re paying attention — or considering jumping in — these are the developments to watch closely:

• Whether the 43-acre commercial parcel at SC 22/SC 905 sells or is developed soon. The zoning and nearby home-building suggest demand, but actual commercial buildout will significantly affect value.
• New subdivisions from builders (like Beazer Homes) — their pace, pricing, and type (single-family, townhouse, mixed-use) will influence supply, demand, home values, and rental market dynamics.
• Infrastructure improvements, including road maintenance, utilities, and public services (schools, retail, recreation) — growth will accelerate if the local municipality supports development.
• Demographic shifts: retirees, families, and possibly students (given proximity to regional colleges/universities) — each group brings different housing needs (single-family homes, smaller homes, rentals, etc.).
• Balance of supply and demand — if construction outpaces demand, there may be pressure on prices. Conversely, if demand outpaces supply (especially for move-in ready or amenity-rich homes), values may appreciate faster.

Advice & Strategy for Stakeholders

• Homebuyers: Consider buying in newer subdivisions along SC 22/SC 905 if you value convenience, modern amenities, and proximity to future commercial development. If looking at older homes — compare vs. new build prices and factor in possible renovation or upkeep costs.
• Investors (rental or commercial): Evaluate that commercial-zoned tract for potential retail or service businesses — convenience retail, gas station, small shopping center — to serve growing residential demand. Also consider buying resale homes or new builds for rental, especially if targeting long-term tenants.
• Sellers of older homes: If you sell soon, highlight charm, history, and any upgrades. But understand competition from newer builds — pricing right (or renovating smartly) will likely yield the best results.
• Developers / Builders: This area seems primed for mixed residential-commercial development. Gaining early entry could be advantageous, especially before full growth takes off and prices rise.

Final Thoughts

The growth along SC Highway 22 and SC Highway 905 near Conway, SC is more than just a convenience store — it’s shaping up to be a real estate and lifestyle evolution. For buyers, sellers, and investors, this corridor represents an opportunity: whether you’re looking for a modern suburban home with access to future amenities, a rental property to serve a growing community, or a commercial venture to meet rising local demand.

If you’re considering buying a home in Marion, South Carolina — whether as a primary residence, a second home, or an investment — now is a good time to get informed. In this post, we walk you through the latest housing-market data, buyer and seller considerations, and tips to navigate the process — so you can make smart, confident decisions.

Current Market Snapshot (2025)

• Prices & Market Dynamics

• The current median listing price in Marion is around $224,900.
• On average, homes are listed at about $122 per square foot.
• According to one market report, the median sold price recently was as high as $178,500, representing a 28% increase over the prior year.
• That said, not all pricing metrics align as per another widely used index, the average home value in Marion is about $126,349, reflecting a 10% decline over the past year.

• Inventory & Sales Pace

• There are roughly 137–140 homes for sale in town.
• Recent data suggest homes in Marion spend a median of 90 days on the market before selling.
• Market conditions have been described as tipping between a buyer’s and seller’s market depending on neighborhood, price point, and property condition.

What that means for buyers & investors: You’ll find a broad range of options — from affordable entry-level homes to larger properties. For motivated sellers or investors looking for value, there may be opportunities, but timing matters.

Who Lives in / Buys Homes in Marion (and Why It Matters)

Understanding the demographics and context of Marion can help you anticipate factors like community dynamics, demand, and long-term value:

• As of the 2020 census, Marion had about 6,448 residents, 2,345 households, and 1,568 families.
• The broader county Marion County, South Carolina has a median household income of roughly $34,591, and about 61% of housing units are owner-occupied.
• Many homes in the area are modest and affordable — making Marion a viable place for first-time homebuyers, retirees, and budget-conscious investors.

All this suggests for many, Marion offers a lower-cost alternative to larger metros — especially for those wanting to buy a home or build a rental/investment portfolio on a conservative budget.

What Buyers Should Know (and do)

If you’re serious about buying in Marion, here are some practical recommendations to ensure a smooth purchase:

1. Get pre-approved first — As with any market, having a mortgage pre-approval strengthens your offer and helps you act fast if a good property shows up.
2. Budget realistically — With many properties listed under or around the $200–250K range, set a budget that allows for repairs or updates; some of the more affordable homes may require work.
3. Inspect carefully — Given the mix of newer and older homes, it’s crucial to get a thorough home inspection (roof, plumbing, structure, etc.).
4. Consider resale value & long-term outlook — Evaluate neighborhood conditions, community amenities, and broader county data to gauge how property values might evolve.
5. Work with a local agent — A real estate professional familiar with Marion can help you navigate listings, negotiate repairs, and understand local trends (school districts, community plans, etc.).

Why Investors & Sellers Should Keep an Eye on Marion

For investors and sellers, Marion offers both opportunities and caveats:

• Affordability attracts demand — Lower entry costs make it appealing for first-time buyers, retirees, or small families.
• Rental potential may exist — Given modest home values, there may be opportunities for rental income — but it’s essential to assess local demand, employment trends, and vacancy rates.
• Watch for volatility — The discrepancy between different home-value metrics signals potential price swings; careful selection and due diligence matter.
• Long-term value depends on community growth — Improvements in local economy, infrastructure, schools, or amenities could drive appreciation — but those developments may be slow or selective in smaller towns like Marion.

Final Thoughts

Marion, SC presents a compelling market for certain buyers, sellers, and investors — especially those prioritizing affordability, modest housing budgets, or long-term value. The current market data suggests there are opportunities, particularly if you approach with realistic expectations and due diligence.

If you are considering buying, selling, or investing in real estate, the charming small town of Loris, SC presents an intriguing opportunity. Situated in Horry County and less than 20 miles inland from the Atlantic coast, Loris offers a relaxed pace of life, affordability, and growth potential. In this article we’ll explore what’s shaping the Loris market, what buyers, sellers and investors should know, and how to position yourself for success.

Why Loris deserves a closer look

Here are key reasons Loris is being noticed:

• Affordability: With median home prices still relatively modest compared to coastal areas, Loris presents a more accessible entry point. For example, according to one estimate the typical home value in Loris 
• Proximity + Rural appeal: Loris is located on the Atlantic coastal plain in northern Horry County. It’s accessible yet offers a quieter, small-town setting—an appealing mix for many buyers.
• Infrastructure & economic development: The city’s comprehensive plan highlights growth potential including industrial/commercial sites at the “Loris Commerce Center” and key traffic corridors along Hwy 701 and Hwy 9.
• Market activity is moving: Recent data suggest an uptick in closed sales, increasing buyer choice, and opportunities to get ahead of more competitive markets inland or on the coast. For example, year-to-date closed sales for a Loris & Longs region (zip 29568/29569) were up 23.0 % in 2025 compared to 2024.

For these reasons, whether you’re a first-time home buyer, a seller looking to catch interest, or an investor seeking emerging areas, Loris warrants serious consideration.

Current market snapshot

Let’s look under the hood of the Loris market so you understand recent trends and what they mean.

Price and sales trends

• According to one report, over the past 12 months Loris had about 386 residential properties sold, with a median home price of $237,000.
• Another source shows for zip code 29569 the median listing price in Sept 2025 was $310,000, and median sold price about $273,900.
• Yet another source (Redfin) reports a median sale price of $229,000 in September 2025, down 21 % year-over-year, and median price per square foot at $138 (down ~39 %).
• Days on market remain moderately long: Redfin data show homes took around 111 days to sell in Sept 2025.
• Inventory is increasing somewhat, and some metrics suggest the market is shifting toward more supply. For example, for single-family in the Loris/Longs area new listings in February 2025 were up ~7.7 % vs the prior year, and closed sales up ~32.1 %.

Market character & direction

• According to Rocket Homes’ June 2025 report, Loris was classified as a seller’s market at that time, with a median sold price of $293,750 and a price per square foot of $188.
• However, other data (e.g., Redfin) suggest homes are selling below list price (~96.4 % of list) and supply is sufficient to give buyers more leverage.
• The variance in data suggests Loris is in a transitional phase—while historically strong for sellers, increasing inventory and shifting buyer behaviors are giving buyers more options.

What this means for the different players

For buyers

• Affordability and value potential: Because Loris remains more affordable than many coastal or suburban areas, you may get more house for your budget.
• Room to negotiate: With longer days on market and homes often selling for slightly below asking, there may be room to negotiate—especially if the property has been listed a while.
• Look for upside: Given development potential and regional growth corridors (commercial, industrial), choosing a property in a strategic location (near Hwy 701/Hwy 9 or upcoming projects) may yield future value appreciation.
• Due diligence is key: Even in smaller towns, check for infrastructure (roads, utilities), flood risk (coastal plain), condition (many homes may be older), and any HOA or zoning specifics.
• Financing & timing: Ensure you’re pre-qualified, understand tax implications, and be ready to move when a good opportunity arises since even slower markets can pick up quickly.

For sellers

• Positioning matters: Since the market is showing more supply than a few years ago, presentation, pricing, and condition matter more than simply list and wait.
• Price appropriately: While there is still demand, listing too high may delay sale or force deeper reductions. Using recent comps (e.g., median prices ~$230–$300k) is key.
• Highlight Loris strengths: Emphasize the small-town charm, proximity to Myrtle Beach region, development potential, and community amenities to make your property stand out.
• Be open to concessions: With more homes on the market and longer days on market (100+ days reported), being flexible on closing timelines or minor repairs may help.
• Use local marketing: Because Loris is less known than major metros, high-quality photos, virtual tours, and targeted online presence (for out-of-town buyers) can attract more interest.

For investors

• Emerging market potential: With commercial developments and increasing traffic corridors flagged in the city’s plan, investing in Loris may yield upside if timed well.
• Rental market considerations: While median home values are modest, rental rates may still yield solid yields—yet you’ll need to research vacancy rates, local job growth, renters’ profile, and maintenance costs. For example, City-Data suggests median gross rent in Loris was $711 in 2023.
• Fix-and-flip or value-add opportunities: Given older housing stock (average home age for single-family ~43 years in one data set) there may be opportunities to renovate and resell or convert.
• Be aware of market cycles: With home values showing declines in some data (e.g., Zillow showing down ~4.3 % year-over-year) investors should be prepared for shorter-term softness and plan longer-term holds for appreciation.

Key neighborhood and sub-market considerations

When focusing on Loris, be mindful of subtle differences in neighborhoods, property types, and lot sizes that influence value:

Lot size and land: Many homes outside the core town area offer larger lots appealing for buyers seeking more space, equestrian or out-building potential.

• Age and condition of homes: With average age of single-family homes ~43 years in one dataset for ZIP 29569. Older homes may need more investment; newer construction may command a premium.
• Proximity to major roads: Homes near major corridors (Hwy 701, Hwy 9) will benefit from convenience and visibility—but also noise and traffic, so valuations may vary.
• Subdivision vs. standalone homes: Subdivisions with amenities or newer build may carry higher list prices and be more competitive.
• Outlying vs. town-center: Properties closer to the downtown area, schools, and community amenities may have stronger appeal for long-term homeowners.

Strategic recommendations & next steps

Here are actionable steps depending on your role:

• Buyers: Start by getting pre-qualified and set a realistic budget using median home value data. Monitor listings and be ready to move when a good deal appears. Consider hiring a local agent familiar with Loris and Horry County nuances.
• Sellers: Conduct a comparative market analysis with recent closed sales in the 29569 area. Prepare your home (repairs, staging) and be realistic about days-on-market and pricing. Highlight unique advantages (lot size, access to coast, community charm).
• Investors: Conduct a cash-flow pro forma for potential rental or flip properties. Investigate recent closed data, rental supply/demand, and upcoming city planning (e.g., Commerce Center). Consider holding period—appreciation may take time.
• All parties: Keep an eye on broader macro-factors: mortgage rates, regional job growth, and local infrastructure/transportation improvements. These will influence long-term market strength.

In summary, Loris, South Carolina presents a compelling real estate story. With affordability, growth potential, and the right positioning, the town may be an excellent choice for buyers seeking value, sellers ready to capitalize, or investors looking ahead. However, as with any market, success depends on informed decisions: understanding recent trends, being realistic in your strategy, and aligning with local insights.

If you’re looking to retire in the Lowcountry and are considering Conway, South Carolina as your destination, you’re on the right track. This riverside city offers a charming blend of historic character, coastal proximity, and peaceful neighborhoods—ideal for those seeking a slower pace of life. In this blog post, we’ll explore why Conway is a smart move for retirees and highlight three of its best neighborhoods for this lifestyle. We’ll also provide actionable tips for buyers, sellers and investors navigating this market.

Why Conway Is a Great Retirement Destination

1. Affordability and Real Estate Trends

• The typical home value in Conway is around $287,550, according to the latest from Zillow.
• According to Neighborhood Scout, 10-year home appreciation in the city has been approximately 106%, or about 7.5% per year on average.
• These figures suggest meaningful potential for both stability and growth—important for retirees, sellers and investors alike.

2. Lifestyle and Amenities

• Conway sits on the scenic Waccamaw River, has the historic downtown district, and is only ~20-30 minutes to the beaches of the Grand Strand.
• For retirees, that means access to nature, waterfront views, boutique shopping/restaurants in town, and the option to enjoy coastal activities without living directly on the beach.

3. Retiree-Friendly Qualities

• A slower pace of life, relatively affordable cost of living, and many communities built or catered toward “active adult” lifestyles make Conway attractive for those 55+.
• That said, there are challenges: for example, property-crime rates in Conway rank about average to somewhat higher than national benchmarks.
• As a retiree (or investor appealing to retirees), you’ll want to pick neighborhoods with low maintenance, access to amenities, safety, and quality local services.

Top Neighborhoods for Retirees in Conway

Here are three standout neighborhoods that cater well to the retiree demographic—each with slightly different appeals depending on whether you’re buying, selling or investing.

1. Shaftesbury Green (Conway, SC)

Why it’s great for retirees:

• A golf-course oriented community with amenities such as free lifetime greens fees, clubhouse, pool, day dock on the river—ideal for active, leisure-oriented living.
• Homes built with low-maintenance materials (Hardie siding, irrigation systems) and with single-story options—important as mobility needs increase.
• The average age in this neighborhood is around 52, and homeowners are about 75% of residents—suggesting a relatively settled, owner-occupied environment.

For buyers: Look for a ranch-style home here for easiest retirement living.

For sellers: Highlight the lifetime greens-fee perk, river day-dock and low-maintenance build.

For investors: Because this community appeals to retirees, positions here may attract long-term, low-turnover buyers—good for stability.

2. Conway Plantation (Conway, SC)

Why it’s retiree-friendly:

• Located close to shopping, downtown amenities and has a mix of retirees and younger families—offering flexibility as needs evolve.
• The average age in the neighborhood is about 49 and homeowner occupancy around 77%—suggesting it's already fitting for those in the retirement zone.
• Homes tend to be reasonably priced and established—meaning less risk of construction, unknown HOA issues, or heavy initial landscaping/maintenance.

For buyers: Consider a bungalow or one-story home here to simplify lifestyle transitions.

For sellers: Market it as the “sweet spot” neighborhood: mature, close to amenities, and appealing across age groups (but for retirees especially).

For investors: This neighborhood may appeal to downsizers and later-life buyers looking for manageable homes—so marketing should highlight comfort, convenience and low upkeep.

3. Myrtle Trace (Conway, SC)

Why it stands out:

• According to Neighborhood Scout, Myrtle Trace is identified as among the top 5.9% of retiree-friendly neighborhoods in South Carolina for combining peace, safety and age-friendly housing options.
• While not as flashy in marketing amenities, its strength is quieter living, which many retirees cite as a priority.
• Because it’s labeled “retiree-friendly,” that may make it especially interesting for investors targeting 55+ communities or marketing toward older age groups.

For buyers: If tranquility and age-friendly housing are key desired features, this may be your best bet.

For sellers: Emphasize the retiree-friendly designation and quiet environment for potential downsizers.

For investors: Position units here as ideal for 55+ occupants—whether as owner-occupied or as long-term rental geared to that demographic.

Considerations & Tips for Home Buyers, Sellers & Investors

For Buyers & Retirees:

• One-story living or step-free access is key. As mobility changes, stairs become less appealing.
• Low maintenance and HOA fees matter: At this stage of life, you may prefer not to handle major yard work, high fees or ongoing capital assessments.
• Access to health care, shopping and amenities: Although Conway isn’t a major metro, it has growing healthcare and retail access and is close enough to Myrtle Beach for additional services when needed.
• Flood risk: Because Conway is along the Waccamaw River and near the coast, flood insurance and site elevation are relevant. 
• Transportation & traffic: Many households in retirement prefer minimal commute; check access to major roads, traffic patterns, and visitors' volume (Conway gets tourist traffic due to proximity to the beach).

For Sellers:

• Emphasize features that retirees value: low-maintenance yards, walkability, community clubs/amenities, proximity to downtown or riverfront.
• Highlight buyer profiles: If your neighborhood attracts 55+ buyers, tailor you're staging and marketing accordingly (e.g., fewer stairs, open floor plan, good lighting).
• Show potential for long-term value: Use recent appreciation trends and neighborhood stability data to instill confidence in older buyers.

For Investors:

• Target stability: Retiree-friendly neighborhoods tend to produce long-term owners versus short-term churn.
• Consider age-targeted marketing: If the neighborhood is known for 55+ or active-adult living, you can tailor the unit mix accordingly and potentially command premium rents or resale value.
• Monitor HOA & community rules: Sometimes age-qualified communities (55+) have special rules—ensure compliance for rental strategies.
• Factor in appreciation AND yield: While retirees may buy and hold, investors need both decent rental revenue and resale upside; neighborhoods like Conway with good appreciation history are helpful.

Conclusion

Conway, South Carolina provides a strong option for retirees, sellers and investors alike. With a mix of affordability, a charming small-town feel, and neighborhoods geared toward mature living, the city checks many boxes. Among the various options, Shaftesbury, Conway Plantation, and South creek rise to the top for retirees considering buying or investing here.

Are you considering a move to Conway, South Carolina, or looking to invest in the growing Horry County real estate market? You're not alone. With the Myrtle Beach area continuing to attract new residents and investors, new construction homes in Conway and surrounding towns are in high demand—and for good reason.

In this guide, we’ll explore why new construction homes in Conway SC are an excellent opportunity for home buyers, sellers, and investors alike. Whether you're looking for a turnkey home, considering selling your current property to upgrade, or scouting the next hot area for investment, Conway offers a compelling case.

Why Conway, SC? The Appeal of a Growing Market

Conway is one of the fastest-growing towns in the Myrtle Beach metropolitan area, combining small-town charm with proximity to beaches, golf, and urban amenities. According to the U.S. Census Bureau, Horry County grew by over 30% between 2010 and 2020, and that trend shows no signs of slowing in 2025.

Key Benefits of Living in Conway:

• Lower cost of living compared to Myrtle Beach
• Access to award-winning Coastal Carolina University
• Historic downtown with shops, cafes, and the scenic Waccamaw Riverwalk
• Excellent public schools and proximity to healthcare facilities
• Only a 20–30-minute drive to the beaches of the Grand Strand

The Rise of New Construction Homes in Conway SC

As demand increases, developers are answering the call with brand-new subdivisions, planned communities, and custom homes that cater to a wide range of buyers. Whether you're looking for a starter home under $300K or a luxury build on a golf course, there’s something for everyone.

Popular New Home Communities in and Around Conway:

• Riverwalk – Upscale community along the Waccamaw River with custom-built homes.
• Sessions Point – Modern, affordable homes near downtown.
• Spring Oaks – Family-friendly community with single-story homes and amenities.
• The Landing at Astoria Park – New neighborhood featuring energy-efficient homes with open floor plans.

Tip for Buyers: Many builders offer incentives, such as closing cost assistance, appliance packages, or interest rate buydowns when using their preferred lender.

Why Buy New Construction?

If you're weighing the pros and cons of new construction vs. resale homes, here are some compelling advantages:

Low Maintenance

New homes come with brand-new appliances, roofing, HVAC systems, and plumbing—saving you money on repairs and replacements.

Energy Efficiency

New builds are designed to meet the latest energy codes, reducing utility bills with features like insulated windows, smart thermostats, and high-efficiency HVAC systems.

Customization

Buyers often have the opportunity to choose finishes, colors, flooring, cabinetry, and more creating a home tailored to their style.

 Builder Warranties

Most new homes come with 1-2-10 year warranties covering workmanship, systems, and structural elements.

A Seller’s Perspective: Should You Sell Now?

If you already own a home in Conway or nearby areas, the demand for new housing can raise the value of existing homes—especially in established neighborhoods close to new developments.

Homeowners are capitalizing on:

• Low inventory in the resale market
• Increased buyer traffic due to new development buzz
• Higher sales prices from out-of-state buyers relocating for lifestyle or tax benefits

According to Redfin, the median sale price in Conway rose 8.4% year-over-year as of mid-2025, showing steady appreciation even in a moderating national market.

Investor Alert: Why Conway is on the Radar

Real estate investors are taking note of Conway’s growing population, student rental demand, and rising rental rates. Whether you're considering:

• Single-family rentals
• Build-to-rent properties
• Short-term vacation homes

Why Investors Love Conway:

• Lower land and construction costs
• Growing workforce and student population
• Tourism overflow from Myrtle Beach
• Expanding infrastructure (new roads, schools, retail)

How to Navigate the New Construction Market

Purchasing new construction is not the same as buying a resale home. Here are some tips to make the most of your investment:

Work with a Local Real Estate Agent

A knowledgeable Conway real estate agent can help you:

• Evaluate different builders and communities
• Negotiate pricing and upgrades
• Interpret builder contracts and timelines
• Ensure you’re not overpaying compared to resale homes

Secure Pre-Approval Early

With fluctuating mortgage rates, getting pre-approved helps you act quickly and understand your budget—even before visiting model homes.

Conduct Inspections

Even new homes can have construction defects. Always hire a professional inspector before closing to catch issues while they’re still under warranty.

Final Thoughts: Is a New Construction Home in Conway Right for You?

Whether you're dreaming of your first home, planning to upgrade, or searching for your next investment property, Conway, SC and the surrounding areas offer tremendous opportunities in new construction real estate. With a mix of affordability, location, and lifestyle appeal, it’s no wonder more buyers are choosing Conway as their next move.