Every few weeks somebody calls me with the same story. They love the Grand Strand, but the prices near the beach don't fit their plans. They want a real yard, a quieter street, and a monthly payment that doesn't keep them up at night. More and more, I find myself pointing those buyers west, past Aynor and across the county line into Marion County. Two towns keep coming up in those conversations: Mullins and Nichols.
Neither one is going to show up on a beach brochure. That's part of why they're worth a look.
Mullins: A Real Small Town
Mullins grew up as a tobacco town, and you can still see that history in the old warehouses and the brick storefronts downtown. It's a place with churches on the corners, local diners, Friday night football, and neighbors who've known each other for decades.
The housing stock is a mix. You'll find older brick ranches, some classic homes with big porches near downtown, and newer houses on the edges of town. Lot sizes tend to be bigger than what buyers are used to near the coast. For a lot of people, that alone is the selling point.
Mullins sits on US 76, which makes it easy to get to Marion and Florence. Conway and the beach are a longer drive, but plenty of folks make it work, especially if they don't commute every day.
Nichols: Quiet, Rural, and Resilient
Nichols is smaller still. It sits near where the Lumber River and the Little Pee Dee come together, close to the North Carolina line and not far from the Horry County border near Loris. It's quiet, rural, and the kind of place where people know your truck before they know your name.
I won't skip over the hard part. Nichols took serious flooding during Hurricane Matthew in 2016 and again with Florence in 2018. The town has worked hard to recover, and there are buyers who see real value there. But if you look at property in Nichols, flood history isn't a footnote. It's the first thing we check.
Why Buyers Are Looking West
The biggest reason is simple: value. Your money usually goes further in Marion County than it does in most of Horry County. Buyers can often get more house, more land, or both.
The second reason is space. A lot of folks moving here from out of state want room for a garden, a workshop, or a couple of dogs. Many of the homes in and around Mullins have that without the rules that come with a big HOA. If avoiding an HOA is high on your list, you might also like what we see in our no-HOA homes in Conway, which can be a good middle ground between town and country.
The third reason is pace. I've watched retirees and remote workers get to a point where they'd rather drive to the beach on a Saturday than fight traffic to it every day. Mullins gives them that.
What to Weigh Before You Buy
Small towns come with trade-offs, and it's better to know them going in.
Shopping and medical care are more limited in town. Most residents head to Marion, Florence, or Conway for bigger errands and specialists. Job options are fewer, so this works best for retirees, remote workers, and people with flexible schedules. Some older homes need updating, so a good inspection matters. Pay attention to the roof, the HVAC, the plumbing, and the crawlspace.
And as with anywhere in the Pee Dee, check the flood zone and get insurance quotes early. Being inland doesn't mean being out of the water's path. The rivers here are beautiful, but they deserve respect.
Comparing Your Options
When I help someone decide between a small town like Mullins and something closer to the coast, I ask them to picture a normal week. How often do you need to be in Myrtle Beach? Do you have a doctor you'll see regularly? Do grandkids visit, and where do they want to go?
For some buyers, the answer points them back toward Horry County, maybe to a newer subdivision with modern finishes and lower maintenance. If that sounds more like you, browse our Conway new construction options for comparison. For others, a quiet street in Mullins with a big oak in the backyard is exactly right.
My Take After Thirty Years
I've watched buyers overlook these Pee Dee towns for years because they weren't close enough to the ocean. Now that coastal prices have climbed, a lot of those same buyers are rethinking it. The ones who do well here are honest about what they want day to day, and they don't expect a small town to act like a city.
If you've been priced out of the coast or you're just tired of the crowds, it's worth a drive out 76 some Saturday. Get lunch downtown. Drive a few neighborhoods. You'll know pretty quickly whether it feels like home.
Key Takeaways
Mullins and Nichols in Marion County offer more space and lower prices than most coastal areas, along with a true small-town feel. Mullins has a historic downtown and easy access to Marion and Florence. Nichols has real flood history, so flood zone and insurance checks come first there. These towns fit best for buyers with flexible schedules who value room and quiet.
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.