FeaturedConfigurableSpartanburg County, SC
Manufactured Homes in Spartanburg County — Right Here at Home
Spartanburg County is home for us. Our lot sits at 405 Conway Black Rd on the northeast side of Spartanburg, out toward Cannons Campground and Cowpens — about 15 minutes from downtown. We've been a family business since 2013, and in 2026 we opened this lot so you could walk real homes instead of squinting at brochures. The names on the data plates are ones you'll recognize — Clayton, Cavco, and TruMH among them — and the doors are open Monday through Saturday.
If you're putting a home on land in this county, you already know how it splits. The west side along I-85, through Duncan, Wellford, and Lyman, keeps filling in with jobs at BMW and the suppliers around it. Boiling Springs and Inman are growing up Highway 9 toward Lake Bowen. The northeast corner — Chesnee, Cowpens, the stretch out our way — still has acreage, and so does the south end around Pauline and Woodruff, where a double-wide on a permanent foundation makes plain financial sense. One of our recent deliveries went to a family in Chesnee; that run is about 15 minutes from the lot.
Because the homes are already in the county, delivery is about as short a haul as we ever run. Boiling Springs is about 20 minutes out, and even Woodruff, clear on the far side, is about 35. Our quotes come apart into pieces on purpose — the home is one line, transport another, setup another — so you can see what each dollar is doing before you commit. Come look in person: the lot is open 9am to 6pm, Monday through Saturday, and closed Sundays. If a phone call is easier, it's (864) 680-4030.
From our Spartanburg lot
Delivered and set in Spartanburg 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 Spartanburg County.
Common questions
What does Spartanburg County require before a manufactured home can go on my land?
Plan on paperwork in two stages. First, the moving permit: South Carolina issues it through the county where the home currently sits, and since our homes sit on the Spartanburg lot, that's Spartanburg County paperwork before anything rolls. Second, your parcel: setup and building permits run through the county, and the setting itself has to be done by installers licensed through SC LLR. Zoning depends on the specific parcel — unincorporated land tends to give you more room than lots inside municipal limits, but verify yours with the county before you buy. We'll walk through it with you.
How quickly can you deliver a home somewhere in Spartanburg County?
In-county deliveries are the shortest windows we run, because the home is already sitting on our Spartanburg lot. The real timeline depends on your site prep, the moving permit, and the installer's schedule, not the haul. Once your site is ready and the paperwork is in hand, the drive itself is minutes, not hours — Chesnee is about 15 minutes from us, and even Woodruff is only about 35.
Is there anything on your lot to actually walk through, or do I order from a book?
There's a full lot to walk. Every home we sell is set up at 405 Conway Black Rd with the doors unlocked — bring your questions and your measurements and take your time in each one. Hours run 9am to 6pm Monday through Saturday; on Sunday the gate stays shut.
I'm staying inside Spartanburg County — do I still need a moving permit?
Yes, plan on it. The moving permit attaches to the county the home is leaving, not to how far it travels — and since our homes sit in Spartanburg County, that paperwork runs through Spartanburg County offices before the wheels turn, even on a short hop. We walk you through exactly which permits your delivery needs before you sign.
Which parts of Spartanburg County do you serve?
All of it. We deliver and set homes across the county — Spartanburg, Boiling Springs, Chesnee, Inman, Duncan, and Woodruff, plus the rural stretches around Pauline, Cowpens, Campobello, and Landrum. From our spot on the northeast side of Spartanburg near Cannons Campground, Chesnee is about 15 minutes, Boiling Springs about 20, Inman about 25, Duncan about 30, and Woodruff about 35. Nowhere in this county is a long haul for us.
Towns we cover in Spartanburg County
Spartanburg →
Walk singlewides, doublewides, and modulars at 405 Conway Black Rd on Spartanburg's northeast side, about 15 minutes from downtown. Family-owned since 2013.
Boiling Springs →
Manufactured and modular homes for Boiling Springs, SC. Walk every home on our Spartanburg lot, about 20 minutes east. Family-owned since 2013. (864) 680-4030.
Chesnee →
Chesnee is one of our shortest hauls — about 15 minutes from our Spartanburg lot. Tour single-wides, double-wides, and modulars set up to walk through.
Inman →
Single-wide, double-wide, and modular homes about 25 minutes from Inman, SC — walk the homes on our Spartanburg lot, then we deliver and set on your land.
Duncan →
Manufactured and modular homes for Duncan, SC. Our lot on Spartanburg's northeast side is about 30 minutes up I-85. Walk real homes, price your build.
Woodruff →
Single-wides, double-wides & modulars for Woodruff, SC. Family-owned Spartanburg dealer about 35 minutes up US 221, with straight answers on price.
Also serving: Cherokee 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