Buying Land Or New Construction In Longs South Carolina

Thinking about building from the ground up near Myrtle Beach, but want more space and value? Longs, South Carolina gives you room to breathe while keeping you close to the coast. Whether you plan to buy land and build or choose a new construction home, you can make smart moves with the right local info. In this guide, you’ll learn how Longs compares, what lots and zoning mean, how to handle utilities and permits, and what to budget and expect for timelines. Let’s dive in.

Why Longs works for new builds

Longs sits inland in Horry County, so you often see lower land cost per acre, larger yards, and a quieter feel compared with closer-in beach suburbs. You still have quick access to dining, shopping, healthcare, and the shoreline. Horry County is one of the faster-growing areas in South Carolina, which supports ongoing development and services across the Grand Strand. You can review county growth data in the Census QuickFacts for Horry County.

Land types you’ll see in Longs

Small subdivision lots

You’ll find smaller lots inside planned neighborhoods, typically about 0.15 to 0.25 acres. These often include HOA rules, community amenities, and public roads. They fit standard single-family plans from regional and national builders.

Larger rural acreage

As you move farther inland, 1 to 5+ acre parcels are common. These allow more space for a custom home, workshop, boat storage, or accessory buildings, subject to zoning. Many rural parcels require a septic system and a well or rural water connection.

Multi-acre development tracts

Investors and developers will see bigger tracts that may need a master plan, engineered roads, and formal platting. Horry County’s Land Development Regulations outline thresholds for minor versus major development and street standards.

Zoning basics for Horry County

Horry County uses single-family districts like SF6, SF7, and SF10, as well as manufactured-friendly districts like MSF6, MSF7, and MSF10. The MSF10 district allows site-built and manufactured homes and sets a minimum lot size of 10,000 square feet for single-family use. Before you offer, confirm your parcel’s district and permitted uses using the county’s Zoning Districts Summary. If your plan does not match the current zoning, speak with Planning about variances or rezoning steps.

Utilities and site services

Water and sewer

Much of rural Longs is on Grand Strand Water and Sewer Authority (GSWSA) service as areas expand, but many parcels still require septic and possibly a well. Always verify if a parcel is in a water and sewer service area and whether public sewer is available at the road. Tap fees, capacity, and connection timelines can change your total cost. Start with GSWSA’s service guidance and call for address-specific details.

Electricity

Horry Electric Cooperative and other local providers commonly serve properties outside city limits. Ask about transformer placement, any line extension fees, and service timing for a new build site.

Broadband and cable

Fiber and cable availability varies by address. Providers such as HTC, Spectrum, and Frontier serve parts of Horry County. Check address-level service using tools for regional providers like HTC’s coverage resources.

Septic, wells, and soils

If sewer is not available, you will need a septic permit and a licensed installer. South Carolina’s onsite wastewater rules require site evaluation, soils testing, and permits before construction. Review the state framework in this DHEC summary of onsite wastewater regulations.

• Typical planning ranges: Conventional septic systems in South Carolina often run from the low-to-mid thousands to 8–12k+ depending on soil conditions and system type. See regional guidance from Renovetted’s South Carolina septic cost overview.
• A drilled household well usually costs several thousand dollars, with depth, soil, and pump selection driving price. Get at least two quotes from local drillers.

Flood risk and elevation

Many inland parcels in Longs sit outside the coastal flood zone, but flood risk is parcel-specific. Always check FEMA flood maps and Horry County GIS for the exact lot. If a parcel falls in a Special Flood Hazard Area, your lender may require flood insurance and the home plan may need elevation or engineered fill. Use the county’s FEMA Flood Maps portal to pull a FIRMette and request an elevation certificate when needed.

Permits, platting, and private roads

If you plan to split land or build multiple homes, review the county’s thresholds for minor versus major development in the Land Development Regulations. For a single home, expect to coordinate zoning confirmation, septic or DHEC approval, and the building permit. The county’s Code Enforcement division provides permit guidance, plan review, and inspections. See Horry County Code Enforcement to map your sequence and timeline.

• Typical timelines: Permits and septic or well approvals often take 4 to 12+ weeks, depending on plan completeness and workload. Many single-family builds run 4 to 9 months after site prep. Complex or custom homes can take longer.

Budget and timeline at a glance

Here are practical planning inputs many Longs buyers use:

• Septic install: low-to-mid thousands to 8–12k+ based on soils and system type. See Renovetted’s SC septic cost guide for context.
• Well drill and pump: several thousand dollars, based on depth and conditions.
• Utility connections: confirm water, sewer, electric, and broadband capacity, plus tap and extension fees, in writing with each provider.
• Permits and fees: contact Code Enforcement for current fees and review timelines.
• Timeline: plan 4 to 12+ weeks for approvals, then 4 to 9 months for a typical single-family build.

New construction options in the area

You will see a mix of product types near Longs, from national builders with move-in-ready plans to semi-custom models and local custom builders on private lots. Options include:

• Spec single-family plans on builder lots for speed and value.
• Semi-custom models where you select a lot and finish package.
• Modular or manufactured homes on private lots where zoning allows (often in MSF districts).
• Full custom builds on acreage for maximum flexibility.

Regional and national builders, including D.R. Horton and Lennar, are active in the Myrtle Beach and Longs corridor. For community-by-community activity and updates, you can review local new-home reporting like Myrtle New Homes’ community news and then confirm timelines and pricing directly with each builder.

Longs vs closer Myrtle Beach suburbs

Pros of Longs: larger yards, generally lower land cost per acre, and more flexibility for accessory buildings or custom plans. You stay within a short drive of beaches and services.

Tradeoffs to plan for: some parcels require septic and a well, certain areas use private roads, and utility extensions or site prep can add cost. Established suburbs with municipal sewer may reduce those variables, but often at higher land and home prices. For water and sewer availability questions, start with GSWSA’s guidance.

Step-by-step due diligence checklist

Use this quick process before you commit to a lot or new build:

1. Title and survey
   • Order a title search and a new survey after you sign a contract. Confirm access, easements, and any covenants or restrictions.
2. Utilities availability
   • Call GSWSA for water and sewer capacity and tap fees. Verify electric service and any transformer or line-extension costs. Check address-level broadband options with providers like HTC using coverage tools.
3. Zoning and permitted uses
   • Confirm the parcel’s zoning district and uses with Horry County Planning. Reference the Zoning Districts Summary.
4. Flood zone and elevation
   • Pull a FIRMette via the county FEMA portal. If in an SFHA, request an elevation certificate and budget for mitigation.
5. Soils and septic feasibility
   • Order a soils and percolation test or request prior approvals. Review DHEC septic rules and get a written plan from a licensed installer.
6. Well feasibility
   • If no public water, get quotes from local well drillers on depth and water quality testing.
7. Road and driveway access
   • Confirm if the road is public or private. If private, check recorded maintenance agreements and the county’s Land Development Regulations for standards.
8. Permits and timing
   • Map your sequence and fees with Code Enforcement. Build buffer time into your schedule for reviews and site prep.
9. Taxes and assessments
   • Review current taxes and estimate your future liability using the county’s Assessor Guide to Assessment. Ask about primary residence exemptions.

Ready to explore land or a new home in Longs? You do not have to navigate zoning, utilities, and permits alone. Connect with The Klas Team for local guidance, on-the-ground lot and community previews, and a clear plan from offer to closing.

FAQs

Is Longs, SC a good place to buy land near Myrtle Beach?

• Many buyers choose Longs for larger lots, quieter surroundings, and generally lower land cost per acre while staying within a short drive of beaches and services.

How do I know if a Longs lot is buildable for septic?

• Order a soils and percolation test and confirm with a licensed installer; review state rules in the DHEC onsite wastewater summary and verify any existing approvals.

Will I have public water and sewer on my Longs property?

• It depends on the address; call GSWSA to confirm service areas, tap fees, and sewer availability using their service guidance page.

Do I need flood insurance for land or a new home in Longs?

• If your parcel is in a Special Flood Hazard Area, lenders may require flood insurance and your design may need elevation measures; check status via Horry County’s FEMA portal.

How long does it take to build a new home in Longs?

• Plan for 4 to 12+ weeks for permits and septic or well approvals, then roughly 4 to 9 months for a typical single-family build, depending on complexity.

What extra site costs should I budget for in Longs?

• Septic systems can run from the low-to-mid thousands to 8–12k+; wells cost several thousand dollars; also plan for utility taps, possible road or driveway work, and permit fees.

Are manufactured or modular homes allowed in Longs?

• Many MSF zoning districts allow manufactured homes and set minimum lot sizes, such as MSF10 at 10,000 square feet; confirm your parcel’s district using the county’s Zoning Districts Summary.