The Waccamaw River runs right through the back of our market, and the stretch that bends past downtown Conway is the part that surprises out-of-town buyers most. People drive down expecting saltwater. They roll into Conway thinking it's just another feeder town for Myrtle Beach. What they actually find is a slow, dark, blackwater river with cypress knees, paddleboarders, fishing skiffs, and a Riverwalk you can walk end to end before the coffee shops open. After thirty-plus years of selling in this area, I can tell you riverfront homes in Conway behave differently than oceanfront condos, and buyers who understand that early end up much happier with the home they pick.
Why Conway River Property Is Different
Most buyers I work with come down the coast looking at North Myrtle Beach, Myrtle Beach, or Garden City, and they only loop inland to Conway after a friend or family member tells them to. Once they're here, the first thing that grabs them is the price-per-foot of river footage versus ocean footage. A direct-Waccamaw home in Bucksport, off Pitch Landing, or up around the Bucksville area runs a fraction of an oceanfront equivalent. You also get a different lifestyle. The Waccamaw is freshwater for most of its run through Horry County, so owners don't fight the salt corrosion that oceanfront homeowners battle every season.
The other thing buyers learn quickly is that the river changes character every few miles. The stretch near Conway Marina sees the most boat traffic. South of town, near the Pitch Landing public boat launch, the homes are quieter and the cypress canopy is heavier. North toward Pireway Road and Highway 905, you cross into more remote acreage, which is where the buyers looking for real privacy tend to land.
Conway Riverfront Neighborhoods Worth Knowing
Conway riverfront real estate doesn't fall into tidy subdivisions the way coastal condo buildings do. A lot of it is one-off homes on bigger lots, mixed with a few planned communities. Wild Wing Plantation has a portion that fronts water, though most of its inventory is golf-course homes. You'll also find historic riverfront-adjacent properties near Kingston Lake (a Waccamaw tributary) inside the downtown Conway district, and newer construction on the north end where developers have been buying up family land.
If you're shopping the area, explore current Conway real estate listings and pay close attention to whether the water frontage is on the main Waccamaw channel or on a backwater slough. Both are beautiful, but only one supports a real dock and a powerboat.
Flood Zones, Dock Permits, and the Stuff Buyers Forget to Ask
Here's where I have to be direct: a lot of Conway's prettiest riverfront sits inside FEMA AE or A flood zones, and a few parcels touch the regulatory floodway itself. That matters because:
- - A floodway designation makes building or rebuilding more expensive, and sometimes nearly impossible.
- - An AE zone with a base flood elevation pushes your first finished floor up, which is why so many newer Conway river builds sit on tall pilings.
- - Lenders on a federally-backed loan require flood insurance, and the premium depends on elevation, not just the zone.
The 2015 and 2016 floods are still very much in local memory. I had clients lose homes back then, and I had clients sell two years later for higher than pre-flood pricing. The Conway market is forgiving over time, but you need to buy the right elevation, not just the right view.
Dock permits are the second thing buyers underestimate. SCDHEC and the U.S. Army Corps of Engineers both have a hand in what you can build on the bank. A grandfathered, permitted dock that conveys with the home is gold. Building a new one can take six months to a year and isn't guaranteed.
What These Homes Cost and Who's Buying
Realistic price bands in the Conway market right now:
- - Older river cottage on a smaller lot: low $300s to mid $400s
- - Solid mid-tier riverfront on usable acreage with a dock: $500s to $700s
- - Custom riverfront with deep water and a boathouse: $800s and up, sometimes well past a million depending on land
The buyer pool is split. A lot are retirees from Pennsylvania, Ohio, and New York who priced oceanfront condos, did the math on HOA dues, and pivoted inland. A growing share are remote workers who want trees, water, and a short drive to Myrtle Beach International. A smaller group are local move-up buyers who already owned in Carolina Forest or Aynor and finally pulled the trigger on a river property.
For lower-maintenance options that still keep you close to the water, take a look at Conway condos for sale. They aren't on the river, but several put you within walking distance of the Riverwalk and the public boat ramp.
Two Things I Tell Every River Buyer
One: read the seller's disclosure twice. Conway is an old town, and a lot of these homes have lived through hurricanes, lightning strikes, and septic upgrades. The real story is usually in the disclosure.
Two: walk the property in the rain. I'm serious. The river is one part of the picture. The yard's drainage, the driveway pitch, and where the water pools after a heavy storm tell you more than a sunny-day showing ever will.
If you want to be near the water without the full floodplain complexity, no-HOA homes in Conway often sit on higher ground a mile or two off the river. Those are worth a long look.
Key Takeaways
Riverfront in Conway is its own market, distinct from the coast and from inland Horry County. You're trading salt for freshwater, surf for cypress trees, and HOA dues for septic maintenance. The right home, on the right elevation, on the right stretch of the Waccamaw, holds value through high water and low. The wrong lot can punish you on insurance, permits, and resale. The biggest win is buying with eyes wide open: confirm the flood zone, confirm the dock permit, and lean on an agent who has watched this market through more than one storm cycle.
Frequently Asked Questions
Do I need flood insurance for a Conway riverfront home?
If the home sits in an AE or A flood zone and you're using a federally-backed mortgage, yes, flood insurance is required. Even outside those zones, voluntary coverage along the Waccamaw is smart. Premiums depend heavily on the home's elevation above the base flood line, so two homes on the same street can have very different rates.
Can I build a new dock on the Waccamaw River?
You can apply, but expect the process to take six months to a year. SCDHEC and the U.S. Army Corps of Engineers both review dock permits, and the rules are stricter on certain stretches. A home that already conveys with a permitted dock is significantly more valuable than a similar home without one.
Is the Waccamaw River saltwater or freshwater near Conway?
The river is freshwater through most of Conway and only turns tidal and brackish as you head south toward Bucksport and Wachesaw. That matters for fishing, boat maintenance, and dock construction. Freshwater is much easier on outboard motors and metal hardware.
How are property taxes calculated on Conway riverfront homes?
South Carolina taxes primary residences at a 4 percent assessment ratio and second homes or investment properties at 6 percent. The same physical home can carry very different tax bills depending on how it is used and whether the owner files for the legal residence exemption with Horry County.
Are short-term rentals allowed on Conway riverfront property?
Short-term rental rules vary by jurisdiction within Conway and Horry County. Some river roads sit inside the city limits, others are unincorporated county. Always confirm with the planning office before counting on Airbnb or VRBO income.
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.