FeaturedConfigurableWoodruff, SC · Spartanburg County
Where Woodruff, SC Shops for Manufactured and Modular Homes
The south end of Spartanburg County is the affordable end, and Woodruff is its main street. Down where Hwy 101 crosses US 221, acreage still trades at rural prices — less per acre than comparable land up around Greer or Boiling Springs — and that gap is exactly what makes a manufactured home on your own land pencil out. Our family has run Upstate Home Center since 2013. Fair warning on geography: our lot at 405 Conway Black Rd sits on the opposite corner of the county, northeast of Spartanburg near Cannons Campground, so plan on about 35 minutes up US 221 and through town. Buyers from Woodruff make that drive because our quotes don't play games — you'll know what the home costs, what the haul costs, and what the set costs, three separate numbers on one page, none of them hiding inside the others.
Most Woodruff buyers we meet work north — up 101 toward Greer and the BMW plant, or up 221 into Spartanburg — and would rather come home to acreage than a cul-de-sac. Our lot keeps Clayton, Cavco, and TruMH models set up side by side, single-wide through modular, so one visit covers a lot of comparison shopping. Financing runs through lender partners whether you're borrowing on just the home or wrapping land into the deal, and a trade-in can knock down what you owe. We're on the lot 9 to 6, Monday through Saturday; if the drive is the holdup, (864) 680-4030 gets you a person.
Our lot is about 35 minutes from our lot — come walk the homes in person, Mon–Sat 9 to 6.
Delivery & setup
Woodruff is the far corner of our home county — about 35 minutes from the lot, through Spartanburg and down US 221 past Roebuck, or over to Hwy 101 depending on the site. Most parcels down there set up without drama: decent roads, room to maneuver. What slows a set is the last hundred yards — long gravel drives, creek crossings, low tree canopy — so send photos of your entrance early. Because the home starts on our lot, the moving permit is Spartanburg County paperwork we square away on the front end of the haul.
From our Spartanburg lot
Delivered and set in Woodruff
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 Woodruff.
Common questions
How does delivery to Woodruff work from your Spartanburg lot?
We deliver and set homes all over the south end of the county. The trip runs about 35 minutes — down through Spartanburg and out US 221 past Roebuck — and the transport is our crew's job, not yours. One thing worth knowing: the moving permit for the haul is Spartanburg County paperwork, because it's issued by the county where the home sits before it moves, and we walk you through exactly which permits your delivery needs before you sign.
Is land around Woodruff zoned for manufactured homes?
Most rural parcels outside town are, since they fall in unincorporated Spartanburg County, where manufactured homes on acreage are common. Zoning still runs parcel by parcel, though, so confirm yours with county planning before money changes hands. And if the land is raw, remember the home is only part of the budget — well or water tap, septic, and power all come first.
I found acreage near Woodruff — can it go on the same loan as the home?
Often, yes. Land-home loans through our lender partners fold the land purchase, the home, delivery, and setup into a single closing. That structure fits the south end of the county well, since acreage there still trades at rural prices. Already own the dirt, or setting up on family land? A chattel loan on the home alone is usually the simpler route.
Nearby: Spartanburg · Boiling Springs · Chesnee · Inman · Duncan · 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