FeaturedConfigurableCleveland County, NC
Manufactured Homes Across the State Line: Shelby, Kings Mountain, and Cleveland County, NC
Two roads do most of the work between our lot and Cleveland County: SC-18 out of Gaffney, which turns into NC-18 and runs straight up to Shelby, and I-85, which covers the Kings Mountain and Grover side. We sit on the northeast edge of Spartanburg out by Cowpens, so Shelby is about 45 minutes away, and recent set-ups in Gaffney and in Chesnee mean our crews already know the roads pointing toward the line. A lot of the folks who call us from Cleveland County work the US-74 corridor toward Gastonia or Charlotte and want acreage around Lawndale, Fallston, or Polkville, where land still prices reasonably. One clarification so nobody gets confused: the Boiling Springs on this page is the North Carolina one — the Gardner-Webb one — not the Boiling Springs about 20 minutes from our lot back in South Carolina.
A home crossing the state line picks up a second rulebook. North Carolina runs its own set-up and inspection program, so an install in Cleveland County follows NC's regulations and gets done by installers licensed there, with the set-up permit and inspections going through the county. The moving permit works differently than most buyers expect: it's issued by the county where the home currently sits — Spartanburg County, for a home leaving our lot — not by the county where it's headed. Zoning is its own question, and the answer changes from one piece of land to the next — ask Cleveland County about your specific tract before you close. Then give us a call, and we'll lay out what an NC install involves on the land you've picked.
The shopping happens in South Carolina. Our whole inventory sits on a single Spartanburg lot at 405 Conway Black Rd, which means you tour real homes — single-wides up through modular builds from Clayton, Cavco, TruMH, and others — instead of picking from a catalog. Pricing works in plain pieces: the home, the haul into your county, the set-up, each carrying its own line on the quote, so the number you budget against is complete from the start. Doors are open 9 to 6, Monday through Saturday, and (864) 680-4030 rings straight to the lot.
From our Spartanburg lot
Delivered and set in Cleveland 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 Cleveland County.
Common questions
Which permits come from Cleveland County, and which come from the South Carolina side?
Cleveland County owns the destination paperwork — the set-up permit, the installation inspections under North Carolina's manufactured housing rules, and any zoning approval your parcel needs. Land inside Shelby or Kings Mountain city limits often carries tighter restrictions than the unincorporated county, so confirm your parcel's zoning before you buy it. The moving permit is the other half, and it's issued where the home currently sits — Spartanburg County, for homes leaving our lot. We walk you through exactly which permits your delivery needs before you sign.
How far into Cleveland County do you deliver?
All of it is in range — Shelby, Kings Mountain, Boiling Springs, and the northern communities like Lawndale, Fallston, and Polkville. Shelby runs about 45 minutes from our lot via the SC-18/NC-18 route through Gaffney, and I-85 handles the Kings Mountain and Grover side. Double-wides travel in two sections, and we handle the transport logistics; your county handles the setup permitting.
Can I buy from your South Carolina lot if my land is in North Carolina?
We sell to buyers on the North Carolina side of the line, and the purchase itself is the same: walk the lot, pick the home, get your quote. The state line matters at install time — North Carolina applies its own set-up and inspection rules, the work is done by NC-licensed installers, and title and property taxes follow the state where the home ends up. Call us early and we'll go over what each of those steps means for your specific property.
Where are the homes I'd actually be walking through?
In South Carolina — 405 Conway Black Rd, on Spartanburg's northeast side, the only lot we run. It's about 45 minutes from Shelby. You open the cabinets and stand in the rooms before you commit, and then the home is delivered and set on your Cleveland County land. Running one lot instead of several keeps our overhead thin, which helps the sticker.
What are my financing options if the home is going to North Carolina?
The lenders we work with write loans on both sides of the line — chattel loans on the home by itself, or land-home packages that fold your property in. Bring your parcel details and a working budget when you visit and we'll match you with the right fit. A trade-in can shrink what you end up financing.
Also serving: Spartanburg County, SC · Cherokee County, SC · Greenville County, SC · Union County, SC · Laurens County, SC · Anderson County, SC · Rutherford County, NC · Polk 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