FeaturedConfigurableCherokee County, SC
Manufactured Homes About 20 Minutes from Gaffney, Set on Cherokee County Land
Our lot sits on the northeast side of Spartanburg, out by Cannons Campground near Cowpens — which puts us on the Cherokee County side of town. Gaffney is about 20 minutes from the sales lot, Blacksburg about 30. We're Upstate Home Center, family-owned and selling homes since 2013, and the way we work is simple: you walk the actual houses at 405 Conway Black Rd, pick the one that fits, and our crew brings it out to your Cherokee County land.
Most of Cherokee County is the kind of land manufactured homes were made for. Old peach ground and pasture off the two-lane roads between Gaffney and Blacksburg. Family acreage out toward the Broad River and Ninety-Nine Islands on the east side. Quiet parcels up where SC-11 leaves I-85 and heads for the foothills. If your land is in unincorporated Cherokee County, zoning is usually friendlier than inside the Gaffney or Blacksburg town limits — but rules run parcel by parcel, so check yours with the county before you put money down. We'll help you ask the right questions.
A lot of Cherokee County paychecks come from the I-85 corridor — the plants around Gaffney, or the commute down to Spartanburg or up toward Charlotte. On the lot you'll find single-wides, double-wides, and modular builds, with Clayton, Cavco, and TruMH among the names on the data plates. If you're financing, we work with lenders on both chattel loans and land-and-home packages, and if you've got an older home to trade, bring it up when you visit. The lot's open nine to six, Monday through Saturday — Sundays we rest. Call (864) 680-4030 or just come out.
From our Spartanburg lot
Delivered and set in Cherokee County
Every home below is on our lot at 405 Conway Black Rd, Spartanburg, SC 29307 — walk it in person, then we deliver and set it on your land in Cherokee County.
Common questions
Who handles which permits when a home is headed to Cherokee County?
Two different counties get involved, and that surprises people. South Carolina's moving permit comes from the county where the home currently sits — so for our deliveries, that paperwork runs through Spartanburg County before the home ever rolls. Zoning approval, building or setup permits, and inspections at your site belong to Cherokee County, or to Gaffney or Blacksburg if your parcel is inside town limits. Setup itself has to be done by installers licensed through SC LLR. We walk you through exactly which permits your delivery needs before you sign.
What happens on delivery day when my home leaves the Spartanburg lot?
A transport crew hauls the home from our lot near Cowpens — for most Cherokee County addresses that's a short run up US-29 or the same stretch of I-85 that passes the Peachoid — and SC LLR-licensed installers set it on your site. A couple of our recent set-ups went to Gaffney addresses, so the crew already knows those roads.
Do you have homes for sale in Gaffney or Blacksburg?
No — the inventory lives in one place: 405 Conway Black Rd, on Spartanburg's northeast side near Cowpens. That's about 20 minutes from Gaffney and about 30 from Blacksburg, and what you walk through there is the actual home, not a brochure. Doors open Monday through Saturday from 9 to 6; the number is (864) 680-4030.
We've got family acreage outside Gaffney — can a manufactured home go on it?
Usually, yes — rural acreage in the unincorporated parts of Cherokee County is typically the easiest place to set one. Confirm the parcel's zoning with the county, then plan for septic or sewer and power to the site. If you own the land, a land-home loan can cover home and land together, and once the home is permanently affixed to land you own, it can be de-titled through the SC DMV.
What does it cost to deliver and set a home in Cherokee County?
It depends on the home and the site — a level parcel off US-29 sets easier than a steep one at the end of a long private drive. What we can promise is how you'll see the number: your quote reads like a receipt, with the home, the transport, the set, and any extras each on its own line, and nothing tacked on afterward. Call (864) 680-4030 and we'll price it for your parcel.
Towns we cover in Cherokee County
Gaffney →
Single-wide, double-wide, and modular homes about 20 minutes from Gaffney, SC. We deliver and set in Cherokee County. Family-owned since 2013.
Blacksburg →
Walk real single-wides, double-wides, and modulars about 30 minutes from Blacksburg, SC, then have your home delivered and set on Cherokee County land.
Also serving: Spartanburg County, SC · Greenville County, SC · Union County, SC · Laurens County, SC · Anderson County, SC · Rutherford County, NC · Polk County, NC · Cleveland County, NC
Talk to a person, not a phone tree.
Upstate Home Center · 405 Conway Black Rd, Spartanburg, SC 29307 · Mon–Sat 9 AM–6 PM · Closed Sunday