You've decided you want to build rather than buy an existing home, and now you're shopping land near Conway. Here's the honest reality. Buying land to build is one of the most rewarding real estate paths in this market and one of the most likely to go wrong if you don't know what to look for. Whether you're looking at pure land inventory in Longs land for sale or considering acreage further inland toward Aynor and Loris, the specific due diligence you do before writing an offer determines whether the build works out or turns into a years-long headache.
The Question to Answer Before You Look at Lots
Before you fall in love with a specific parcel, answer this. What are you actually going to build? Custom home. Modular. Manufactured. Small dwelling with future expansion. The answer changes which lots make sense and which don't. A lot that supports a custom stick-built home may not accommodate a manufactured home under community rules. A lot with tight tree cover may need meaningful clearing for the home footprint you have in mind.
Buyers who shop land without a clear vision for what goes on it often buy the wrong parcel.
The Utilities Question That Determines Feasibility
Utility access is the single biggest variable on rural Horry County land.
- - Power. How far to the nearest power line? A few hundred feet is manageable. A quarter mile can cost $20,000 to $40,000 to run service.
- - Water. Well or connection to municipal water? Most rural Conway-area land requires a well. Well drilling costs $8,000 to $25,000 depending on depth and quality.
- - Septic. Perc test results determine what kind of system will work. Soil that percs well supports a conventional gravity system for around $8,000 to $15,000. Poor-percing soil requires an aerobic system at $15,000 to $25,000, or may not be buildable at all.
- - Internet. Fiber has expanded but coverage on rural addresses varies. If you'll work from home, verify by exact address before committing.
- - Natural gas. Rarely available on rural Horry County parcels. Plan for electric or propane.
The Zoning and Building Rules That Shape the Project
Different jurisdictions handle building differently.
Horry County unincorporated areas have specific setback, height, and lot coverage rules that vary by zoning classification. Some parcels allow accessory dwellings, workshops, or livestock. Others don't.
Municipal areas within Conway proper have city building codes plus stricter design guidelines in some neighborhoods.
Communities within HOA-governed subdivisions add architectural review, minimum square footage requirements, exterior material rules, and sometimes builder approval requirements. If you're buying inside an HOA-governed community with a lot for future build, read the covenants carefully — some restrict the build significantly.
Rural communities like those around Aynor and Loris generally have more flexible building rules than tight subdivisions closer to Conway proper.
The Perc Test That Makes or Breaks the Deal
The single most important pre-purchase test on any Horry County land is the percolation test. It tells you whether the soil supports a septic system and what kind. Without a passing perc, you can't build a home on the parcel unless municipal sewer is available.
What buyers should know:
- - Perc tests are done by SCDHEC or a licensed contractor
- - Results can vary by season — wet-season tests are more conservative
- - Some parcels have historic perc results on file; others require new testing
- - If the perc fails or comes back marginal, negotiate a contingency into your purchase contract or walk away
Never buy land intended for a home build without a satisfactory perc test in hand.
The Flood Zone and Drainage Reality
Rural Horry County has real flood zone exposure in specific pockets, particularly parcels near the Waccamaw River, tributaries, and low-lying areas.
Check the FEMA flood zone designation before committing. AE or A zones affect insurance, financing, and building elevation requirements. Some low-lying land is technically buildable but requires elevated construction that adds meaningful cost.
Beyond the FEMA map, walk the land after heavy rain if you can. Standing water, boggy areas, or obvious drainage issues tell you things the map doesn't. A parcel that holds water for days after a storm is a warning sign, regardless of the flood zone label.
The Access and Road Considerations
How do you get to the parcel and who maintains that access?
Paved public road access is the easiest. County maintains the road, you drive on it, no additional issues.
Private dirt or gravel road access. Sometimes shared among several parcels. Ask about maintenance responsibility, historic condition, and whether the road can accommodate the construction equipment you'll need during the build.
Easement access across another owner's property. Complicated. Read the easement carefully. Understand what rights you actually have and what the neighbor's rights are.
Landlocked parcels with no legal access. Rare but real. Verify the deed shows clear legal access before committing.
The Timeline and Financing Reality
Buying land to build takes longer than most buyers expect.
- - Land purchase: 30-60 days depending on financing
- - Site prep and design: 3-6 months
- - Permitting through Horry County: 1-3 months typically
- - Construction: 6-12 months for a typical custom home, longer for larger or complex builds
- - Total timeline from land offer to move-in: often 12-24 months
Construction financing works differently than a standard mortgage. Land loans often require larger down payments (20-30 percent) and shorter terms. Construction-to-permanent loans combine the build financing with the eventual mortgage. Talk to a lender experienced in construction lending early in your process.
Where Buildable Land Actually Sits
Different corridors offer different profiles.
Rural roads off Highway 905 northeast of Conway. Larger parcels, real privacy, longer drives to services. Lots range from a couple of acres up to 20+.
Highway 501 west corridor toward Aynor. Mix of residential land and larger parcels, generally easier utilities than deeper rural options.
Communities like Bucksville Oaks and other established Conway subdivisions occasionally have larger lots suitable for custom builds, though inventory is limited.
For pure land inventory across the broader region, Conway homes with acreage includes some improved and unimproved options that give buyers a starting comparison.
Two Things I Tell Every Buyer Considering Land to Build
First, don't skip the perc test contingency. Even if the seller has an old perc test on file, get an updated one if there's any doubt. Building without a valid perc puts you in a worst-case scenario where you own land you can't build on. Never buy without this specific due diligence.
Second, plan for the timeline to double. Whatever schedule you have in your head — permitting will take longer, weather will delay construction, materials will lag, and things will surprise you. Buyers who plan for the timeline to be smooth end up frustrated. Buyers who build in real buffer sleep better through the process.
Key Takeaways
- - Know what you're going to build before you shop land — the answer changes which parcels work
- - Utility access (power, water, septic, internet) is the biggest variable on rural Horry County land
- - Zoning, building codes, and HOA covenants vary widely by parcel — read the specific rules for your target lot
- - The perc test is non-negotiable due diligence before committing to any parcel for a home build
- - FEMA flood zone status and real drainage behavior both matter — check the map and walk the land after rain
- - Verify road access, maintenance responsibility, and legal ingress/egress before writing an offer
- - Total timeline from land offer to move-in commonly runs 12-24 months; construction financing works differently than a standard mortgage
- - Buildable land exists on rural corridors off Highway 905 and 501 west, plus occasional larger lots inside established Conway subdivisions
- - Plan for the timeline to double and never buy without a valid perc test in hand
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.