Horry County land is a different conversation than it was five years ago. The population growth — 30-plus percent over the last decade — has eaten through the easy development sites near the coast. Beachfront parcels are either built out or priced at levels that only work for hotels and condos. So now everyone’s looking inland, looking at the interchange sites along Highway 31, looking at parcels along Highway 501 west of Conway. And the prices are moving accordingly.
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**Highway 31 Access**: Is your land on or near Highway 31? This is the primary commercial corridor for new development. -
**Proximity to Carolina Forest**: How close are you to residential development? Commercial land appreciation follows population growth. -
**Tourism vs. Residential Market**: Are you betting on tourist demand or residential population growth? Each has different appreciation drivers.
Where the demand is
Highway 501 from Conway to Myrtle Beach. This corridor is the most established commercial spine in the county. Parcels along 501 with commercial zoning and utility access trade at a premium because the demand is proven. Distribution tenants, contractors, retail — they all want to be on this road. It’s the main artery connecting inland Horry County to the coast, and that’s not going to change.
What Supports Land Appreciation
- Located on Highway 31 or near Carolina Forest residential development
- Good road visibility and easy access
- Near planned infrastructure improvements
- Located in area with strong residential growth rate
- Positioned for future commercial development
What Limits Appreciation Potential
- Traditional Highway 17 tourist strip location
- Away from Carolina Forest and residential growth areas
- Limited road visibility or difficult access
- Area with stagnant residential growth
- Heavily dependent on continuing tourist demand
Highway 31 interchange sites. As Carolina Forest and the northern Grand Strand have grown, the interchanges along Highway 31 have become legitimate development sites. Some are still raw land. Others have been pad-ready for a while but haven’t been built on yet. These sites are getting more attention from developers as the surrounding residential density increases. The rooftops are there. The commercial development is coming.
Conway and western Horry County. This is the frontier. Land costs are lower. The infrastructure isn’t as developed. But the growth is heading this way. The Highway 501 widening ($65.1M) and the eventual I-73 connection would both support commercial development in western Horry County. For a buyer with a longer time horizon, the land out here has real upside.
| Horry County Land Submarkets | Typical $/SF | Demand Driver |
|---|---|---|
| Highway 501 (Conway to MB) | $5-12 | Commercial, distribution, flex |
| Highway 31 Interchanges | $4-10 | Retail pads, mixed-use |
| Carolina Forest area | $6-12 | Retail, service commercial |
| Conway / Western Horry | $2-5 | Industrial, flex development |
| North Myrtle Beach (Hwy 9) | $5-10 | Residential-driven commercial |
| South Strand (Hwy 17) | $4-8 | Service retail, flex |
What makes land sell here
Zoning. Same as everywhere. If your parcel is already zoned commercial or industrial, you’re ahead of the game. Rezoning in Horry County isn’t impossible but it takes time and public hearings and there’s always a chance it doesn’t happen. Properly zoned land gets a premium and it deserves one, because the buyer can start engineering and permitting immediately instead of spending six months in the entitlement process.
Utilities are the other gate. Water and sewer service in Horry County is provided by Grand Strand Water and Sewer Authority for most of the developed areas. If your parcel has service available at the property line, that’s a big deal. If the buyer needs to extend lines, the cost can be $100K-300K depending on distance and pipe size. That comes off the land price one way or another. Before you price your land, call GSWSA and find out exactly where the nearest connection points are. That information changes the conversation.
Related: Hold or Sell Your Commercial Property: How to Decide
Flood zone matters here more than in most of the Carolinas. Horry County is flat and wet. Large portions of the county are in FEMA flood zones. A parcel that’s outside the flood zone is worth significantly more than an equivalent parcel inside one. Probably 30-50% more in some locations. The cost of flood insurance and the permitting complications for development in flood zones are real deterrents for buyers. If your land is outside the flood zone, that’s one of the best selling points you’ve got.
The I-73 wildcard
Right-of-way acquisition for I-73 is 95-99% complete. If this interstate gets built — connecting Myrtle Beach to I-95 — it would open up western Horry County for industrial and distribution development in a major way. Suddenly you’d have real interstate access, which opens up the market to regional distribution tenants who currently can’t justify the location without highway connectivity. Land along the proposed route would see significant appreciation. It’s been talked about for years and there’s no construction timeline yet. But the right-of-way being nearly complete is meaningful. Worth factoring into any long-term hold strategy.
What I buy
Commercial land in Horry County with zoning, utilities, and road access. I’m looking at parcels along Highway 501, near Highway 31 interchanges, and in the Conway area. I also buy land as part of assemblages when the location supports industrial or flex development.
For more on the infrastructure investments shaping land values here, read my article on infrastructure projects in the Myrtle Beach metro.
Seller takeaway
Horry County’s development center of gravity is shifting. If you own land in traditional tourist areas or are evaluating new opportunities, understanding where development is actually heading is critical. Call Roth Capital at 704-600-3839.
Sitting on a commercial parcel in Horry County? I’ll give you a straight take on what it’s worth today. 704-600-3839.
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