If you'd told me five years ago that Longs would become the go-to pocket for buyers wanting real privacy and acreage, I'd have agreed but with a caveat — the demand wouldn't be this strong. What's happened is that buyers who want more land than a Carolina Forest lot offers have figured out that Longs gives them the space without forcing the long inland drive of Loris or Galivants Ferry. The result is one of the more active sub-segments of the Grand Strand market right now. Here's why land-and-privacy buyers keep landing in Longs and what they're actually finding when they get here.
Why Longs Sits in the Sweet Spot
Longs occupies a specific geography that makes the land math work. It's about 15-20 minutes from North Myrtle Beach via Highway 31. It's 25 minutes from Conway via Highway 9 and Highway 905. It's far enough from the coast for lot sizes to grow and for prices per acre to drop, but close enough that buyers can still make it to the beach for dinner or to Myrtle Beach International for a flight.
That geographic sweet spot is the reason buyers shopping for privacy can have their cake and eat it. A 2-acre lot in Carolina Forest doesn't exist, period. A 2-acre lot in Loris exists in abundance but the drive to coastal amenities can wear on residents over time. A 2-acre lot in Longs hits the middle.
What Privacy Means to These Buyers
"Privacy" looks different depending on the buyer. From the conversations I've had with Longs buyers over the last few years, what they actually want falls into a few specific categories:
Distance from neighbors. Many buyers are leaving suburban subdivisions where they could hear neighbors arguing through the walls. A 1-acre or larger lot creates real separation, with trees and natural buffer between properties.
Freedom to have what they want. Chickens. A pole barn. An RV parked on the property. A wood shop with a sawmill. The freedom from HOA restrictions is real, and Longs has some of the more flexible inventory in this regard.
Outdoor space that's actually private. A fire pit, a garden, a hammock between trees — buyers want to use their land without their neighbors watching. The trees matter. A 2-acre lot with mature trees feels different from a 2-acre lot of recently-cleared field.
Room for family. Multigenerational living, room for adult kids to visit and stay, the ability to build a guest house or accessory dwelling. Longs zoning is generally accommodating, though every parcel has its own specifics.
What the Longs Land Market Actually Looks Like
The Longs inventory splits cleanly into segments:
Newer subdivisions on smaller lots (under an acre) — communities like Polo Farms, Colonial Charters, Buck Creek, and the various national builder communities. These aren't really "privacy" choices — they're convenience-and-amenity choices that happen to be in Longs.
Older subdivisions and country lots on 1-3 acres — sometimes platted, sometimes one-off lots. These are where most of the privacy-and-land buyers land. Heritage Park at Longs and similar communities offer a balance of community and lot size.
True rural acreage on 5-20 acres — these properties exist in real numbers in Longs. Homes range from older brick ranches to custom builds. Prices are typically the upper end of the Longs market but offer genuine privacy and space.
Pure land for sale — Longs land for sale inventory is one of the more substantial in our market. Buyers planning to build can find 2, 5, 10, or even 20-acre parcels at prices that make custom construction more feasible than buyers expect.
Realistic Price Bands
What these properties actually cost:
Improved homes on 1-2 acre lots in established Longs neighborhoods: $325,000 to $475,000 for solid 3-4 bedroom inventory. The price climbs above $500,000 for newer custom builds.
Rural homes on 5+ acres with outbuildings, garages, or shop space: $450,000 to $700,000 depending on land size, home condition, and improvements.
Pure land: $4,500 to $9,000 per acre for wooded or tillable parcels with road frontage. Larger parcels often run lower per acre but the buyer pool shrinks at higher total prices.
Custom builds on owned land typically run $250-$325 per square foot for the home itself, plus $40,000-$100,000 in site work depending on the lot.
What Longs Land Buyers Underestimate
A few patterns I've watched repeat:
Well and septic become real ongoing maintenance items. Most rural Longs properties run on both, and city utility connections aren't available for most. Budget for annual maintenance and periodic capital expenses on these systems.
The internet question varies street by street. Fiber has expanded but isn't universal. Confirm the exact address has reliable service before committing if you're a remote worker.
Insurance is generally friendlier than coastal pockets but isn't free. Wind and hail coverage still applies. Outbuildings and detached structures add to the policy.
Property taxes on improved land can be surprisingly meaningful. The 4 percent primary residence rate helps, but the 6 percent rate on second homes and undeveloped land can run higher than expected.
Drive times to specialized services. Healthcare specialists, certain shopping, and major airports involve real drives. Most owners adjust quickly, but the first six months can be an adjustment.
Two Things I Tell Every Land-and-Privacy Buyer in Longs
First, walk the property line. Survey markers and online mapping are useful but they don't replace standing at each corner of the lot. The trees, the slope, the drainage patterns, the proximity to neighbors — these matter in ways that paper can't capture. The buyers who walk their property carefully before going firm make better decisions.
Second, confirm what you can build before you fall in love with the lot. Setback requirements, well and septic placement, zoning restrictions on accessory structures, and wetland boundaries all affect what's actually possible. The buyers who get blindsided after closing usually skipped this step. A quick conversation with Horry County planning before going firm prevents most of these surprises.
For broader context on the Longs market beyond just land-focused buyers, the Longs real estate inventory shows the full price-band range and lets land-and-privacy buyers compare against the more traditional subdivision options.
Key Takeaways
Longs has emerged as the sweet spot for buyers wanting real land and privacy without giving up reasonable access to the coast. Highway 31 cuts the drive to North Myrtle Beach to about 15-20 minutes, which keeps Longs in range for buyers who would otherwise pick more remote inland markets. The privacy these buyers want comes in different forms — distance from neighbors, freedom from heavy HOA restrictions, true outdoor usability, and room for multigenerational living. The inventory ranges from small-lot subdivisions through rural acreage on 5+ acres up to pure land for custom builds. Realistic budgets run from $325,000 for improved 1-2 acre homes through $700,000 for substantial rural acreage with improvements, with raw land at $4,500-$9,000 per acre. The buyers who succeed walk the property carefully, verify zoning and building rules before going firm, and plan for the well, septic, and internet realities of rural life. Longs rewards buyers who do the work and offers genuine privacy at prices the coastal market simply can't match.
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.