Conway has become one of the busiest spots for new construction in Horry County, and it's easy to see why buyers look here. You get newer homes, more house for the money than you'll find closer to the water, and you're still a reasonable drive from the beach.

What most buyers don't realize is that two new homes a few miles apart in Conway can come with different fees, different services, and very different drainage situations. Some of that comes down to a line on a map that has nothing to do with the builder.

Here's what I'd look at before you put money down on a new build in Conway, including the questions I'd ask at the model home.

Quick Answer

New construction in Conway is spread across communities off Highway 501, Highway 90, Four Mile Road, and out toward Aynor, built by a mix of national and regional builders. The three things to confirm on any Conway new build are whether the home is inside Conway city limits or in unincorporated Horry County, since county impact fees apply only in the unincorporated areas, what the flood zone and drainage look like for that specific lot, and exactly what the builder's incentive is paying for. Nationally, 66 percent of builders reported using sales incentives in September 2026, so there is usually something to discuss.

I spent more than 17 years running a home improvement and contracting company that did new builds, so I tend to look at a new community the way a builder does: the lot, the grading, the drainage, and what's actually included before the upgrades start.

Where the New Construction Is in Conway

Conway is spread out, and the new communities follow the main corridors. Grouping them that way is more useful than grouping them by builder, because location is what drives your commute, your services, and often your flood situation.

Here's a starting point as of September 23, 2026. Communities sell out and new ones open, so confirm what's available when you're actually shopping.

Near downtown Conway

• Chapman Village, which D.R. Horton describes as near the heart of historic downtown Conway (D.R. Horton)

• Kingston Bay, described as minutes from historic downtown Conway with riverfront views nearby (D.R. Horton)

Off Highway 501 and Four Mile Road

• Woodside Crossing, off Four Mile Road near Highway 501, which Beverly Homes lists as less than 10 minutes from downtown Conway and about 30 minutes from the ocean, with natural gas service (Beverly Homes)

• Meadows Edge, offering single-family homes and townhomes with a community pool and sidewalks, which Ryan Homes lists as about 4 minutes from Coastal Carolina University and Horry Georgetown Technical College and under 9 miles from Myrtle Beach (Ryan Homes)

Toward Aynor and Highway 22

• Heritage Crossing, which D.R. Horton lists as 1.5 miles from Highway 501 and Highway 22, minutes from downtown Conway and Aynor (D.R. Horton)

Along Highway 90

• The Reserve at Wild Horse, located along Highway 90 at International Drive (D.R. Horton)

Also building in Conway

• Auberon Woods (D.R. Horton), Lochaven (D.R. Horton), and Ridgefield (D.R. Horton)

• Ryan Homes states on its own site that it has 12 communities in Conway (Ryan Homes), and Lennar also builds here (Lennar)

I'm listing these in location order, not ranking them. Builders differ in what's standard versus an upgrade, how they handle warranty calls, and which lender they point you toward, and those differences matter more than a brand name. My guide to buying new construction in Myrtle Beach walks through that process in general.

If you'd rather see what's actually for sale right now, you can browse homes across Conway and the Grand Strand.

City Limits or Unincorporated County? It Changes Your Costs

This is the Conway-specific detail that catches people, and a lot of new communities with Conway addresses are not inside the city.

Horry County has charged development impact fees on new construction since October 2021, and the county ordinance states that the fees apply to new development in the unincorporated areas of Horry County (Horry County Code, Article XIII, Development Impact Fees). The county says impact fees are one-time charges paid by developers when new homes or buildings are constructed, and that more than $45 million has been collected since 2021 (Horry County).

Those fees changed recently. In July 2026, Horry County Council unanimously approved Ordinance 30-2026, replacing the flat residential fee with a schedule tied to a development's type and square footage, effective July 20, 2026 (WMBF News, July 21, 2026). Larger homes now carry a larger fee (WPDE, July 15, 2026).

The fee is charged to the developer, not billed to you at closing, but it's part of what a new home costs to build, and builders price accordingly. Beyond fees, city limits also affect which government handles your permits, trash, and utilities.

What to ask: is this address inside the City of Conway or unincorporated Horry County, and which utility provides water and sewer here?

Flooding and Drainage: The Conway Question

Conway sits on the Waccamaw River, and river flooding here behaves differently than coastal flooding. The City of Conway maintains a floodplain information page with links to the river gage, city flood zone maps, elevation certificates, and the FEMA Flood Map Service Center (City of Conway). The fact that the city keeps that page well stocked tells you how seriously it's taken locally.

Horry County's own Flood Resilience Master Plan makes a point worth reading twice as a new construction buyer. It notes that although the county's stormwater ordinance requires reduced runoff rates from development, new development builds up and fills the land and creates additional impervious surfaces, increasing runoff and reducing the storage capacity of the floodplain and surrounding lands (Horry County Flood Resilience Master Plan summary report).

In plain terms: a lot can be outside a mapped flood zone and still sit in a spot where water collects, and how a community is graded matters. Here's what I'd do:

1. Look up the specific lot, not the community. You can check flood zones on the Horry County GIS flood application or through the FEMA Flood Map Service Center linked on the city's page.

2. Walk the lot after heavy rain if your timing allows, and look at where water goes at the back of the lot and between homes.

3. Ask about the community's stormwater plan and which ponds or basins serve your section.

4. Ask whether the lender will require flood insurance, and get a quote either way.

I've written more about how flood zones work in the Myrtle Beach area if you want the background on the zone designations themselves.

What the Builder Incentive Is Actually Paying For

Incentives are common right now. In the National Association of Home Builders' September 2026 survey, 66 percent of builders reported using sales incentives, up from 63 percent in August, and 38 percent reported cutting prices, with the average price cut holding at 6 percent for the sixth consecutive month (NAHB, September 2026).

The most common form is a mortgage rate buydown through the builder's lender rather than a price reduction. Before you treat an advertised rate as your rate, ask how long it lasts and what the rate becomes afterward, since some buydowns are temporary and some are permanent. I go through the mechanics in my post on builder incentives in the Myrtle Beach area.

One thing I'd add from the construction side: an incentive tied to using the builder's lender is worth comparing against an outside loan estimate, not accepted on the spot.

What to Check at the Model Home

The model is built with upgrades. Your house may not be. A few questions that get to the truth quickly:

• Which finishes in this model are standard, and which are upgrades?

• Can I see the actual lot, and how is it graded relative to its neighbors?

• What's the warranty, and who handles service calls after closing?

• What is the HOA fee now, what does it cover, and who sets it after the builder turns the community over?

• Which school attendance zone is this address in? Conway addresses fall into different zones, so confirm the current one with Horry County Schools rather than relying on a sales sheet.

HOA costs vary widely across Conway communities, and I cover what those fees typically include in my post on how HOA fees work in the Myrtle Beach area.

Is New Construction in Conway Cheaper Than Closer to the Beach?

Generally buyers find they get more square footage per dollar inland than at the oceanfront, which is much of why Conway draws interest. I'm not going to put a number on that gap, because it moves and it depends heavily on the community and the section. What I'd compare is total monthly cost: payment, HOA, taxes, and insurance, including flood insurance if it applies.

Do I Need My Own Agent for a New Build?

The sales agent at the model home works for the builder. Having your own representation costs you nothing extra in most cases, and it means someone is reviewing the builder's contract, the incentive terms, and the lot with your interests in mind. I'd want that on any purchase where the contract is written by the seller.

Are Property Taxes Different in Conway?

Millage rates vary by where the property sits and which services it receives, and being inside a municipality affects the bill. Conway is in Horry County, and I compare the county picture in my post on property taxes in Horry County versus Georgetown County. For the exact figure on a specific address, the Horry County Assessor is the place to confirm it.

How Long Does a New Build Take in Conway?

It depends on the builder, the plan, and whether you're buying a quick move-in home or starting from a dirt lot. Ask the builder for the current estimate in writing, and ask what happens to your rate lock and your incentive if the timeline slips.

Final Thoughts

Conway rewards buyers who do the boring parts. Find out whether you're in the city or the county, look up the specific lot's flood zone and walk the grading, and get the incentive terms in writing next to an outside loan estimate. None of that takes long, and all of it is easier before you sign than after.

If you're comparing a couple of Conway communities and want a second set of eyes on the lots and the contracts, book a Zoom call with me or call or text me at (843) 385-6630. I'm happy to walk the communities with you.

The information in this article is for general educational purposes and is not legal, tax, or financial advice. Market conditions change, so please confirm details with the appropriate professional before making decisions. Beach Properties Group, Keller Williams Innovate South, 601 21st Ave N, Myrtle Beach, SC 29577, (843) 443-9400. Each office is independently owned and operated. Equal Housing Opportunity.

Brian Staub is a real estate agent in Myrtle Beach, South Carolina helping people buy with clarity and confidence.

Brian Staub
Beach Properties Group Keller Williams
601 21st Ave N, Myrtle Beach, SC 29577
(843) 385-6630
[email protected]
https://beachpropertiesgroup.com/