FeaturedConfigurableSpartanburg, SC · Spartanburg County
Shop Manufactured Homes at Our Spartanburg, SC Lot
Spartanburg is our own backyard. You'll find us at 405 Conway Black Rd, up on the county's northeast side — Cowpens and Cannons Campground country — roughly 15 minutes out of downtown. If you're anywhere in the city, touring singlewides, doublewides, and modulars is a short local drive, not a trek down I-85 to some regional sales center. We're family-owned, we've sold homes across the Upstate since 2013, and in 2026 we added this lot so buyers here can walk through an actual home before they decide — no guessing from a photo gallery.
One thing worth knowing before you shop: inside Spartanburg city limits, zoning tends to run tighter on manufactured homes than in the unincorporated parts of Spartanburg County. Plenty of our buyers end up setting on family land in the county — out toward Pauline or Boiling Springs — where placement is usually simpler. Bring us the parcel's tax map number and we'll help you figure out what's workable before you get attached to one particular home. And a quote from us breaks into plain line items: the home is one number, transport is another, setup is a third, and nothing new shows up later.
Our lot is about 15 minutes from downtown Spartanburg — the lot sits northeast of the city, in the Cannons Campground area — come walk the homes in person, Mon–Sat 9 to 6.
Delivery & setup
Spartanburg deliveries are the shortest hauls we run — the home starts on our lot off Conway Black Rd, so most trips are a local move rather than a highway run. Double-wides make even this short hop as two separate sections; our crew handles the move, and the setup permits are county paperwork tied to your parcel. Before anything gets scheduled we list out each permit your move needs before paperwork day. Site prep and installer availability drive the timeline more than distance does, and addresses just outside the city line are the same short trip.
From our Spartanburg lot
Delivered and set in Spartanburg
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.
Common questions
What's the delivery timeline for a home going to a Spartanburg address?
Spartanburg is the shortest haul we run — the home is already sitting on our lot at 405 Conway Black Rd. What actually sets the timeline is site prep, permits, and installer scheduling, not road miles. In South Carolina the moving permit comes from the county where the home currently sits, so for our deliveries that's Spartanburg County paperwork before the home rolls; building, zoning, and setup permits for your site come from your own county. We walk you through exactly which permits your delivery needs before anything gets scheduled.
What are my options if my land sits inside Spartanburg's city limits?
It depends on the parcel. City zoning in Spartanburg is generally harder on manufactured homes than the unincorporated parts of the county, so check your specific address with the city's zoning office before you buy. If the city says no, don't give up — a lot of our buyers set on county land a short drive out, around Pauline or Boiling Springs, and we're glad to help you read the zoning answer before you commit to anything.
Do I need an appointment to look at homes on your Spartanburg lot?
No appointment needed. The lot at 405 Conway Black Rd keeps regular hours — 9am to 6pm, Monday through Saturday, with Sundays off — and every home we sell is right there to walk through. You'll find floor plans from Clayton, Cavco, TruMH, and a handful of other builders on the ground at any given time. If you want a head start, call (864) 680-4030 before you head over and we'll line up homes that match what you're after.
Nearby: Boiling Springs · 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