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.