Conway, SC — Mobile Home Park Investments

Situated in Horry County within the Myrtle Beach-Conway-North Myrtle Beach MSA, Conway offers a distinct set of fundamentals for mobile home park investors. This guide examines population trends, major employers, lot rent data, infrastructure, and zoning considerations to help operators evaluate whether Conway belongs in their acquisition pipeline.

Conway Market Overview

Conway is the county seat of Horry County — South Carolina’s fastest-growing county by population for over a decade. While Myrtle Beach draws national attention, Conway serves as the administrative and healthcare hub of the region, with a more stable, year-round economy less dependent on seasonal tourism. The city’s population has grown steadily from around 17,000 in 2010 to approximately 25,000 today, and Horry County as a whole has surpassed 400,000 residents.

With a population of approximately 25,000, Conway sits at an intersection of affordability and economic access that makes it relevant for manufactured housing operators. The broader Myrtle Beach-Conway-North Myrtle Beach MSA provides a demand floor that insulates individual communities from localized volatility. Major employers in and around Conway include Conway Medical Center (Tidelands Health), Horry County Schools, Coastal Carolina University, Horry County government, and a growing retail and service sector supporting the broader Myrtle Beach tourism economy — a mix that provides economic diversification and supports consistent resident income for lot rent payment.

Over the past decade, the Myrtle Beach-Conway-North Myrtle Beach area has attracted both residential growth and light commercial investment, increasing competition for entry-level housing and elevating the role of mobile home parks as a primary affordable housing option. This structural dynamic is a long-term tailwind for park operators in Conway.

Why Conway for Manufactured Housing Investment

Conway’s median home price has risen sharply, crossing $250,000 in recent years — a 70%+ increase from a decade ago. For households earning the area median income, site-built homeownership is increasingly out of reach, driving demand toward rental housing and mobile home park lots. The manufactured housing stock in Conway skews older, meaning there is meaningful opportunity for operators who can upgrade lot infrastructure and amenities while maintaining affordable rent levels.

The manufactured housing investment thesis is strongest where the delta between site-built home costs and mobile home park lot rents is wide and growing. In Conway, median home prices have appreciated faster than median incomes over the past decade, widening that gap and deepening demand for lot-rent communities. Existing parks in the area benefit from this without needing to add supply — new mobile home park development in South Carolina is limited by zoning, making existing parks increasingly scarce assets.

Investors who focus on the Myrtle Beach market should consider sub-city markets like Conway as priority targets for off-market outreach. Acquisition prices per lot are often lower than metro cores while demand fundamentals remain strong. For statewide context, see our South Carolina mobile home park investing guide.

Local Lot Rent Data and Trends

Lot rents in Conway currently range from approximately $345 to $455 per month, depending on park vintage, amenity level, utility configuration, and specific location within the submarket. Communities on city water and city sewer consistently command the upper end of that range, while parks on private wells or septic systems typically land at a discount — and carry substantially higher operating risk.

Across the Myrtle Beach-Conway-North Myrtle Beach MSA, lot rents have trended upward at a compound annual rate of approximately 4–6% over the past decade, driven by rising site-built home prices and limited new park supply. Conway’s position within this MSA means it participates in that appreciation trend while maintaining rent-to-income ratios accessible to the working-class and fixed-income households that form the core resident base.

When building pro forma projections for a Conway park, operators should model conservative annual lot rent increases of 3–5%, validate with direct phone surveys of nearby parks, and stress-test occupancy assumptions against local employment stability.

Zoning and Permitting Landscape

Horry County and the City of Conway both maintain zoning codes that allow mobile home parks as a distinct use class. The county’s Mobile Home Park Overlay District governs density, setbacks, and minimum lot sizes. Conway proper has additional municipal standards for parks within city limits. Historically, the regulatory environment in Horry County has been more permissive than coastal resort municipalities, making it a more operator-friendly jurisdiction for park improvements and lot additions.

Before any offer, confirm the park’s zoning classification directly with Horry County’s planning and zoning department. Verify that the mobile home park use is fully conforming or legally grandfathered. Check for pending rezoning actions, overlay districts, or moratorium policies that could restrict expansion or reconstruction. In South Carolina, municipal and county zoning regulations vary significantly; what is permitted in one jurisdiction may be heavily restricted in the next.

Also review any conditions attached to existing operating permits, and confirm that the park’s age and density comply with current setback and density requirements. A title search and survey should be standard components of due diligence.

Infrastructure: City Water and City Sewer Access

Conway is served by the Conway Water Treatment Plant and a municipal sewer system administered by the City of Conway Public Works. Many older mobile home parks within city limits are on city water and sewer, which is a strong positive. Parks on the outskirts of Conway may be on Horry County water service or private systems — always verify directly with the utility provider during due diligence.

For mobile home park investors, connection to municipal (city) water and city sewer is the single most important infrastructure criterion. Parks on private wells carry EPA regulatory risk, testing costs, and capital replacement exposure. Parks on septic systems — particularly lagoon-style systems — face tightening environmental standards and expensive remediation requirements. When evaluating parks in Conway, prioritize those already connected to municipal utilities and confirm service agreements with the relevant authority.

Sub-metering individual lots for water and sewer — either through a RUBS (ratio utility billing system) or individual meters — allows operators to pass utility costs to residents, improving net operating income by $50–$120 per lot per month depending on local consumption patterns.

Proximity to Myrtle Beach-Conway-North Myrtle Beach Employment Centers

Conway residents have reasonable access to employment across the Myrtle Beach-Conway-North Myrtle Beach MSA. This commute access is foundational to park stability — residents need consistent access to jobs that generate the income to pay lot rent month after month. A park whose residents are deeply embedded in the local labor market is significantly more resilient than one dependent on a single distant employer.

During due diligence, survey current residents about where they work and how they commute. Parks where residents work within 10–15 miles have historically shown stronger occupancy stability through economic cycles than those with longer commute dependencies.

Explore our guides to other nearby communities: Myrtle Beach, SC, North Myrtle Beach area.

Frequently Asked Questions About Mobile Home Park Investing in Conway, SC

How does Conway compare to Myrtle Beach for mobile home park investing?

Conway offers lower acquisition prices and a more stable year-round demand base than Myrtle Beach, which is highly seasonal. Conway’s healthcare and education employment anchors provide a workforce that needs affordable housing year-round, not just in summer. For operators, Conway often delivers better value per lot at acquisition while maintaining comparable lot rent potential.

What lot rents are typical in Conway, SC?

Lot rents in Conway typically range from $345 to $455 per month depending on park condition, utility configuration, and location. Parks on city water and sewer with modern amenities command the upper end; older parks with private utilities are at the low end and carry higher operating cost exposure.

Is city water and sewer available in Conway, SC?

Yes. The City of Conway operates a municipal water and sewer system that serves the core of the city. Many existing mobile home parks within Conway city limits are connected to municipal utilities. Parks on the suburban fringe may be on county water or private systems — always confirm with the utility provider.

What due diligence steps are most important for a Conway mobile home park acquisition?

Key steps include: verifying utility connections (city water/sewer vs. private), confirming zoning classification with Horry County or City of Conway planning, reviewing occupancy history and lease terms, surveying current lot rents vs. market, and conducting an environmental Phase I assessment given the age of much of the housing stock in the area.

Keel Team is a mobile home park owner-operator focused on the Southeast and Midwest. Explore our South Carolina investing overview and browse our other market guides for more context on manufactured housing investment across target states.