Longs, South Carolina was once one of the quietest corners of Horry County. Drive through it ten years ago and you would see open fields, country roads, and a handful of long-established neighborhoods. Today, Longs is one of the fastest-growing communities along the Grand Strand. New construction is popping up across the area, buyers are arriving from across the country, and prices have steadily climbed while still feeling like a value compared to coastal towns just a short drive away. Understanding why Longs is growing so quickly will help any buyer or seller make smarter decisions in this rapidly evolving part of Horry County.
Why Longs Is Unique
Longs sits just inland from North Myrtle Beach, with quick access to the beach, the Intracoastal Waterway, and the rest of Horry County. The geography is part of what has made it so attractive. Buyers can enjoy the lifestyle of coastal South Carolina without paying the prices that come with living directly on the water or close to Main Street. Larger lots, newer construction, and more home for the money keep showing up at the top of buyer wish lists.
Buyers exploring Longs real estate often start their search expecting a small inventory and quickly realize that the area has become a hub for new neighborhoods, planned communities, and value-oriented housing.
Demand From Out-of-State Buyers
A meaningful share of the buyers driving Longs growth are coming from out of state. Many start their search in North Myrtle Beach, fall in love with the area, then discover that Longs offers a similar lifestyle at noticeably lower price points. Some are retirees looking for low-maintenance new construction. Others are families seeking yards and quiet streets. Remote workers continue to play a role as well, since proximity to the beach matters more than proximity to a corporate office.
The result is a buyer pool that is broader and more national than it was even five years ago, and that demand continues to support sustained growth in the area.
New Construction Driving the Map
Longs has become one of the most active new-construction markets in Horry County. National and regional builders have launched community after community offering single-story plans, two-story plans, and a range of price points designed for both first-time buyers and retirees. Many neighborhoods include amenities such as pools, clubhouses, fitness rooms, and walking trails.
Buyers comparing new construction options should pay attention to the differences between builders, the size of completed phases versus future phases, and the long-term plan for amenities. A community that is still building its pool today will feel different in a few years once that pool is in regular use.
Affordability Compared to Coastal Markets
One of the most important reasons Longs is growing is simple math. Buyers can typically get more square footage, a newer home, and a larger lot in Longs than in oceanfront sections of Myrtle Beach or North Myrtle Beach for the same money. The beach is still close enough to enjoy. The lifestyle of coastal South Carolina is still very much in reach. The trade-off is a short drive instead of an oceanfront view, and many buyers are happy to make that trade.
For buyers shopping in Longs versus Conway real estate, the comparison often comes down to lifestyle preferences. Conway offers a historic downtown and river-oriented charm. Longs offers more new construction, more amenity-rich master-planned neighborhoods, and quicker access to the beach.
Lifestyle and Community Appeal
Daily life in Longs is calmer than it is in the busier beach towns. Most residents drive to the beach, shopping, or restaurants rather than walking. That sounds like a downside until you experience how quiet the streets are at night, how easy parking is at the grocery store, and how friendly the new-construction neighborhoods feel as buyers move in around the same time. Many communities are organizing into real neighborhoods quickly, with regular events, social groups, and active resident pages.
For retirees, Longs offers a balance of independence and community. For families, it offers school options, parks, and yards. For second-home buyers, it offers low-maintenance homes a short drive from the sand. That range is part of why growth shows no sign of slowing.
Home Features That Matter
Buyers shopping in Longs should pay close attention to a handful of features:
- Single-level layouts: Demand for first-floor primary bedrooms is high, especially among retirees.
- Outdoor living: Screened porches, extended patios, and lanais are valued because of how often they get used.
- Storage and garages: Buyers often want room for golf carts, kayaks, or workshop space.
- Lot premiums: Premium lots on water, woods, or a quieter cul-de-sac can hold their value better over time.
- HOA structure: Communities vary from very low fees to amenity-rich packages, so confirm what is included.
Costs, Risks, and Practical Considerations
Even in a value-driven market like Longs, buyers should plan carefully. Insurance is generally less expensive inland than directly on the coast, but flood zones still affect parts of the area. Septic systems are common in some neighborhoods rather than city sewer, so confirm the setup of the home you are considering. HOA fees vary widely depending on amenities, and master-planned communities may include several layers of fees. Builder incentives can be meaningful in new construction, but they often come with specific lender or closing-cost terms, so review the fine print with your agent and lender.
Strategy for Buyers and Sellers
The most successful buyers in Longs do two things well. They tour several builders and several phases to see what feels right. They also look at resale options in established Longs neighborhoods to compare lot size, mature landscaping, and value against new construction. The right answer is different for every buyer, and the comparison itself is a useful step.
Sellers in Longs face a competitive but healthy market. New construction nearby keeps pricing realistic, so the homes that sell quickly and at strong prices tend to be well prepared, professionally photographed, and priced based on actual current data. A clear walk-through of the buying process for incoming buyers also helps sellers anticipate the offers they are likely to receive.
Key Takeaways
Longs, SC continues to grow rapidly because it delivers exactly what many buyers want right now: new construction, larger lots, lower price points than coastal markets, and a short drive to the beach. The buyer pool is broader and more national than it has ever been, and the area offers a strong mix of retiree-friendly communities, family neighborhoods, and second-home options. Whether you are buying or selling, the smartest move is to work with a local agent who knows the active builders, the established neighborhoods, the HOA differences, and the everyday details that shape life in this corner of Horry County.
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.