FeaturedConfigurableBoiling Springs, SC · Spartanburg County
Manufactured Homes for a Fast-Growing Boiling Springs, SC
Hwy 9 gets busier every year, and the subdivisions keep marching north from Boiling Springs toward the district line. But plenty of families around here still hold acreage that's been passed down a generation or two, and a manufactured home is often the most sensible way to put a house on that ground — no builder's timeline, no builder's price. That's most of who we see from Boiling Springs: folks setting up on family land, or buying a piece a little farther north where lots run bigger and cheaper.
Head east about 20 minutes and you'll hit our sales lot — 405 Conway Black Rd, out by the Cannons Campground community on Spartanburg's northeast side. We keep the entire stock at that address, so you can open the doors and walk the floor plans yourself. Builders we stock include Clayton, Cavco, and TruMH, plus a few other national names, in single-wide, double-wide, and modular. When we quote a price, you see the house itself, the cost of moving it, and the cost of setting it, each as its own figure — nothing buried in a lump sum. The same family has run this business since 2013, and when you call (864) 680-4030 you get one of us, not a call center.
Our lot is about 20 minutes from our lot — come walk the homes in person, Mon–Sat 9 to 6.
Delivery & setup
Boiling Springs is one of our shortest delivery runs — the lot sits on the northeast side of Spartanburg near the Cannons Campground community, and most Boiling Springs sites are a straight shot from there. A double-wide makes the trip as two halves that meet on your pad; the haul and escorts are our problem, while the setup permits for your parcel run through the county. Newer subdivisions can have tight entrances and covenant rules, so tell us early if your lot is inside one. On family acreage, the usual prep applies: a cleared, level pad, a firm access path for the truck, and utilities roughed in before set day.
From our Spartanburg lot
Delivered and set in Boiling Springs
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 Boiling Springs.
Common questions
What does delivery to Boiling Springs add to the total?
Less than most places we serve. Boiling Springs is about a 20-minute haul from our lot, and transport is priced partly by distance. The rest depends on your site — access for the truck, and how much grading and blocking the set needs. Call with your address and we'll put a firm figure on your parcel instead of a range off the internet.
Our land near Boiling Springs has been in the family for years — is it ready for a home?
Three things, usually. First, zoning: Boiling Springs is unincorporated, so Spartanburg County rules apply, and they're decided parcel by parcel — verify yours with the county before you spend money. Second, covenants: some subdivisions and older plats carry deed restrictions that county zoning won't override. Third, the site itself — truck access, water, septic or sewer, and a spot for the pad. We're glad to talk through what we've seen work on land near you.
Do you sell double-wides that fit in with the newer neighborhoods around Boiling Springs?
Yes. Newer double-wides and modulars come with pitched roofs, drywall interiors, and porch options that sit comfortably next to site-built homes. Modulars in particular are built to the same code as stick-built houses. If your land is in an area with newer subdivisions nearby, come walk a few homes on our lot and see what today's models actually look like.
Nearby: Spartanburg · Chesnee · Inman · Duncan · Woodruff · All of Spartanburg 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