Buying Land in Conway or the Grand Strand: What You Need to Know Before You Commit
There’s something special about buying land.
Maybe you’ve always dreamed about building a home on a few acres outside Conway. Maybe you want room for the family, a workshop, horses, a garden, or just a little more breathing room.
Or maybe you’ve been watching the Grand Strand grow and you’re thinking, “I’d rather buy the land now and figure out the rest later.”
I understand the appeal.
But here’s the honest truth I want every buyer to understand:
Buying land is very different from buying a house.
When you buy an existing home, you can walk through it, inspect it, turn on the faucets, look at the roof, and get a pretty good idea of what you’re buying.
With land, a beautiful piece of property can look perfect on a map and still have significant limitations when you start asking what you can actually do with it.
That’s why doing your homework before you commit is so important.
First Question: What Can You Actually Build There?
This is where I would start every land purchase.
Don’t assume that because a property is several acres, you can automatically build whatever you want on it.
Zoning determines how property can be used, including things such as permitted uses, density, setbacks, building placement, height, parking, and other development requirements.
Horry County’s Planning and Zoning Department specifically notes that what can be done with a property depends on factors including zoning, location, and size. The county also maintains an official zoning ordinance and zoning maps.
And here’s something important:
The zoning on the property matters more than what somebody tells you the property could become.
If you’re considering land for a particular purpose — a home, multiple homes, a business, a family compound, or another use — verify that use with the appropriate planning and zoning authority before making assumptions.
Conway and Horry County Aren’t Exactly the Same
This is especially important around Conway.
Some properties are inside the City of Conway, while others are in unincorporated Horry County.
That distinction can affect which regulations and planning authorities apply.
The City of Conway has its own land development regulations, while Horry County administers its own zoning ordinance and land development regulations. Conway’s planning materials also distinguish between zoning — which controls what can be developed — and land development regulations that address things such as site design, streets, utilities, and subdivision requirements.
So when someone says, “It’s in Conway,” that isn’t necessarily enough information.
Find out exactly where the property is and which jurisdiction controls it.
Don’t Assume Utilities Are Already Available
This is one of the biggest areas where land buyers can get surprised.
A property may look like it’s ready for a house, but that doesn’t mean water, sewer, electricity, or other utilities are already available at the building site.
Before buying, determine:
- Is public water available?
- Is public sewer available?
- Where are the nearest utility connections?
- What will it cost to connect?
- Are there tap or connection fees?
- If sewer isn’t available, can the property support a septic system?
- Where will the home, driveway, and septic system actually go?
Those questions can completely change the economics of a piece of land.
Septic Systems Require More Than Just Digging a Hole
If you’re looking at rural property without public sewer, don’t assume a septic system will automatically work.
South Carolina’s Department of Environmental Services oversees onsite wastewater permitting. Its application process requires property information, including an official plat or deed, and the site must go through the applicable permitting process.
That means one of the smartest things a buyer can do is investigate septic feasibility before becoming financially committed to the property.
A beautiful homesite isn’t much good if the portion of the property where you want to build won’t support the wastewater system you need.
Water Isn’t Just About Whether There’s a Well
If you’re buying rural land, you may be considering a private well.
That’s another area where due diligence matters.
You want to understand what water source will serve the future home and what testing or permitting may be required.
And remember, the location of your well, septic system, driveway, home, and other improvements can all affect one another.
That’s why I don’t like looking at raw acreage and simply saying, “You’ve got plenty of room.”
The real question is:
How much usable land do you actually have for the way you want to use it?
Flood Zones Deserve Serious Attention in Our Area
If you’re buying land anywhere around Conway or the Grand Strand, I want you to pay close attention to flooding.
We’re surrounded by rivers, creeks, wetlands, low-lying areas, and coastal influences. A property doesn’t have to be directly on the water for drainage and flooding to matter.
Horry County provides FEMA flood maps and GIS tools that allow property owners and buyers to investigate flood zones and related information.
But don’t stop at simply asking:
“Is it in a flood zone?”
Ask:
“How does this property actually drain?”
A Flood Zone Is Only Part of the Conversation
Horry County specifically encourages property owners to understand their local drainage situation, and the county notes that flood insurance can be obtained even for properties outside mapped floodplains. Federal requirements can also make flood insurance mandatory for certain federally backed financing in high-risk flood areas.
So if you’re buying land to build, talk with the appropriate professionals about:
- Flood zone designation
- Base flood elevation where applicable
- Drainage
- Elevation
- Wetlands
- Flood insurance implications
- How the proposed home would sit on the property
Don’t wait until after you’ve bought the land to discover that your dream homesite isn’t the best homesite on the parcel.
Wetlands Can Change Your Plans
Here’s another one that can be easy to overlook.
You may see five or ten acres on a listing and think, “That’s plenty of room.”
But acreage isn’t necessarily the same thing as buildable acreage.
Wetlands, drainage areas, setbacks, easements, floodplain requirements, access limitations, and other development restrictions can reduce the portion of a parcel that can realistically be developed.
Horry County’s land development regulations specifically address development in areas subject to flooding and other detrimental influences and include requirements related to streets, utilities, drainage, access, and development planning.
That’s why I always encourage buyers to look beyond the number of acres.
Find out what portion of those acres can actually work for your plans.
What About the Road and Access?
Another question I would ask early is:
How do I legally and physically get to the property?
If the land doesn’t have direct access to a public road, you need to understand easements and access rights.
Don’t assume that because you’ve been able to drive across a neighboring property to reach the land, you’ll always have that right.
Access should be investigated carefully through the appropriate records and professionals before closing.
And if you’re planning to build, you’ll also want to consider whether the access is suitable for construction equipment, emergency vehicles, and the future driveway.
Don’t Forget About Easements
Easements can affect how you use your land.
There may be easements for:
- Utilities
- Roads
- Drainage
- Access
- Other property rights
An easement doesn’t necessarily make land undesirable.
But you absolutely want to know where those easements are and what they allow before deciding where your house, pool, garage, barn, driveway, or other improvements will go.
This is one area where a survey and a qualified attorney can be extremely important.
What Is Planned Around You?
This is one of my favorite questions to ask when someone is buying land:
“What is happening around this property?”
Because that beautiful view you love today may not look the same five or ten years from now.
Conway and Horry County continue to experience development, and planning agencies look at future land use, transportation, utilities, and growth.
Horry County’s current planning information includes its Imagine 2040 comprehensive planning work and future land-use planning. The county also makes an important distinction: a future land-use designation is not the same thing as current zoning and does not automatically change a property’s existing zoning.
That’s an important distinction when researching land.
Growth Isn’t Always Bad — But You Need to Understand It
I love seeing Conway grow.
New businesses, new neighborhoods, improved infrastructure, and new opportunities can be positive for property owners.
But growth can also mean:
- More traffic
- New roads
- Nearby development
- Changes in surrounding land uses
- Construction noise
- Changes to views or privacy
The question isn’t whether growth is good or bad.
The question is:
“What does that growth mean for this particular piece of land?”
Stormwater and Drainage Can Become Part of the Equation
Land development can change how water moves across a property.
Horry County regulates stormwater and land disturbance activities, with permitting requirements applying to qualifying projects. The county states that land disturbance associated with development can affect erosion and the quality or quantity of stormwater runoff.
For a buyer planning significant development, this is another reason not to look at land in isolation.
The land has to work with the surrounding drainage and development requirements.
Don’t Forget the Survey
A tax map is useful.
A listing map is useful.
Aerial photography is useful.
But none of those should replace a professional survey when precise boundaries and improvements matter.
A survey can help identify:
- Property boundaries
- Easements
- Encroachments
- Rights-of-way
- Building locations
- Other important property details
Before building anything, you want to know exactly where your property begins and ends.
Think About the Cost Beyond the Purchase Price
This is probably the biggest lesson I can give a land buyer.
The purchase price is only one part of the equation.
Depending on the property and your plans, you may need to account for:
- Survey
- Clearing
- Grading
- Driveway construction
- Utility connections
- Well
- Septic system
- Engineering
- Permits
- Site preparation
- Drainage work
- Construction costs
That $150,000 piece of land may not be the same $150,000 investment once you add everything required to make it usable.
Run the numbers before you fall in love with the acreage.
Don’t Let the View Make the Decision for You
I know how easy it is.
You walk a beautiful piece of land and start imagining the house.
You see where the front porch will go.
You picture the kids running through the yard.
You imagine the workshop, the pool, the garden, or maybe a few horses.
That’s part of what makes buying land so exciting.
But before you make an emotional commitment, make sure the property can actually support the dream you’re imagining.
The best land purchase is one where the vision and the facts line up.
This Is Where Having Local Guidance Matters
Land transactions require a team.
A real estate professional can help you identify questions and coordinate the process, but no one person should pretend to be the expert in everything.
Depending on the property, you may need input from:
- Planning and zoning officials
- Surveyors
- Engineers
- Septic professionals
- Environmental professionals
- Insurance agents
- Utility providers
- Lenders
- Attorneys
- Builders
At Iron Oak Properties, our job is to help you ask the right questions, identify potential concerns, and connect you with the appropriate professionals when specialized advice is needed.
We don’t want you buying land simply because it looks good on a listing.
We want you to understand what you’re buying.
Before You Commit, Ask These Questions
Before purchasing land in Conway or anywhere around the Grand Strand, I would want answers to questions like:
What is the current zoning?
What uses are allowed?
Is the property inside the City of Conway or unincorporated Horry County?
Are public water and sewer available?
If not, can the property support a well and septic system?
Is any portion of the property in a flood zone?
How does the property drain after heavy rain?
Are there wetlands or other environmental considerations?
Is there legal and adequate road access?
Are there easements or restrictions?
What is planned for surrounding properties?
How much of the acreage is realistically buildable?
What will it cost to prepare the land for construction?
Those questions may not be as exciting as picking out kitchen cabinets.
But they can save you a tremendous amount of money and frustration.
The Bottom Line
Buying land can be one of the most rewarding real estate investments you make.
It can give you something that’s getting harder to find — space, flexibility, privacy, and the opportunity to build something that’s truly yours.
But don’t buy acreage simply because the price looks good or the property photographs beautifully.
Do the homework.
Understand the zoning.
Verify the utilities.
Investigate flood and drainage concerns.
Look at future development.
Understand access and easements.
And most importantly, make sure the land can actually do what you want it to do.
Because the best piece of land isn’t necessarily the biggest one or the cheapest one.
It’s the one that works for your plans.
Thinking About Buying Land?
If you’re looking at land in Conway, Aynor, Loris, Galivants Ferry, or anywhere throughout the Grand Strand, I’d be happy to help you start asking the right questions before you make a commitment.
At Iron Oak Properties, we believe in honest guidance, local knowledge, and doing our homework.
No gimmicks.
No pressure.
Just good information and a clear understanding of what you’re buying.
Because when you’re putting down roots, you want to make sure you’re putting them in the right place.