FeaturedConfigurableBlacksburg, SC · Cherokee County
Manufactured Homes an Easy I-85 Run from Blacksburg, SC
Blacksburg holds down the corner of South Carolina where I-85 crosses into North Carolina, and the land around it is open country: pasture, timber, and family parcels off US 29 and SC 5 that have carried the same names for generations. Putting a manufactured home on ground like that is usually the quickest route to a solid house. Our lot sits at 405 Conway Black Rd on the northeast side of Spartanburg, out by Cannons Campground near Cowpens — the side of town that faces you. That puts Blacksburg about 30 minutes away, and every home here is a real house you can walk through, not a picture in a brochure.
A lot of Blacksburg buyers commute to Gaffney, Kings Mountain, or Shelby and want to keep living on their own ground. That is exactly who we built this business around, and our recent work sits close by — homes delivered and set for buyers out of Gaffney and Chesnee, close neighbors of yours. We have been a family operation since 2013. Clayton, Cavco, and TruMH homes sit on our lot alongside plans from the other big factories, in single-wide, double-wide, and modular builds. When we quote you, nothing hides inside a lump sum: the home is one figure, transport another, setup another, and any extras are counted on their own, so you know where the money goes before you sign anything. Need a loan? Chattel works when the home stands on its own, and a land-home package folds your acreage in. Trade-ins are welcome too.
Our lot is about 30 minutes from our lot — come walk the homes in person, Mon–Sat 9 to 6.
Delivery & setup
Blacksburg is one of the easier runs we make — up I-85 the whole way, no back-road slog. Double-wides travel in two sections, and we handle the transport logistics; your county handles setup permitting. On rural sites off US 29 and SC 5, watch for narrow drives, soft ground, and tree lines — those decide where a home can actually be placed. Setup itself is done by SC LLR-licensed installers.
From our Spartanburg lot
Delivered and set in Blacksburg
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 Blacksburg.
Common questions
What actually happens between buying a home on your lot and living in it outside Blacksburg?
Three things, roughly in order. First, paperwork: South Carolina issues the moving permit through the county where the home currently sits, so for our deliveries that is Spartanburg County paperwork before the home ever rolls. Building, zoning, and setup permits for your homesite are separate and go through Cherokee County. We walk you through exactly which permits your delivery needs before you sign. Second, transport — Blacksburg is a straight run up I-85 for our drivers. Third, setup on your land, done by installers licensed through SC LLR.
My homesite is over the line in NC, near Kings Mountain or Grover. Am I outside your range?
Not necessarily. Buyers from the NC side of the line do shop our lot, and from Blacksburg, Kings Mountain and Grover feel like the same neighborhood. What changes at the line is the rulebook: North Carolina runs installs under its own set-up and inspection requirements, with NC-licensed installers doing the setting, so the process looks different than a South Carolina delivery. The homes themselves are identical on either side. Call us and we will walk through exactly how that works for your county and parcel.
Can I put a manufactured home on rural land outside Blacksburg?
On most unincorporated land in that part of Cherokee County, yes — rural parcels are generally workable for manufactured homes. Zoning runs parcel by parcel, though, so verify your specific property with the county before you buy anything. If the site needs a well and septic rather than public utilities, build that into your budget and timeline. Bring us a plat, or even just an address, and we are glad to talk through the land before you commit to it.
Nearby: Gaffney · All of Cherokee County
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