FeaturedConfigurableUnion County, SC
Manufactured Homes Worth the Drive from Union County, SC
Union County has what a lot of the Upstate has lost: land you can actually afford. Timber tracts along the edge of Sumter National Forest. Family acreage outside Jonesville, Buffalo, and Carlisle. Pasture off SC-49 toward Lockhart and the Broad River. If you own a piece of it, or you're about to, a manufactured home is the fastest way to get a new house standing on it — and we've been putting them on rural land like this since 2013.
Upstate Home Center is a family business based in Spartanburg. There's no scattered inventory to chase around the Upstate — everything sits on one lot at 405 Conway Black Rd, in northeast Spartanburg close to Cowpens and Cannons Campground. Call it 15 minutes from downtown Spartanburg and about 45 minutes from the town of Union. Come walk the homes in person before you decide anything. The lineup runs from compact single-wides up through double-wides and true modulars, with Clayton, Cavco, and TruMH among the builders on the lot. When you buy, we deliver anywhere in Union County, Carlisle to Lockhart, and set the home with licensed installers.
Pricing works like a receipt: the home, the haul, the set, and any add-ons, each on its own line. Before you sign, we walk you through exactly which permits your delivery needs, so nothing about the paperwork catches you off guard. A lot of our Union County buyers are building on family ground, or on acreage that costs a fraction of what it would closer to Spartanburg or Greenville. We can help on the money side too: chattel loans when land isn't part of the deal, land-home loans when it is, and trade-ins if you've got an older home to replace.
From our Spartanburg lot
Delivered and set in Union 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 Union County.
Common questions
What approvals stand between buying the home and moving in on Union County land?
Two separate stacks of paperwork, from two different counties. The moving permit that lets the home travel is issued by the county where the home currently sits — for our deliveries, that means Spartanburg County paperwork before the home ever rolls. Building, zoning, and setup approvals belong to Union County, and setup itself must be done by installers licensed through SC LLR, with county inspection sign-off. Much of the county is unincorporated, and rules can differ from those inside the town limits of Union or Jonesville, so verify your specific parcel with the county before you commit to land. Before you sign, we walk you through exactly which permits your delivery needs.
You're up in Spartanburg — who hauls the home down to Union County?
We do, with transport and set crews we schedule ourselves. The lot at 405 Conway Black Rd sits on Spartanburg's northeast side near Cowpens, about 45 minutes from the town of Union, so it's a manageable haul for a home headed to Jonesville, Buffalo, or Carlisle. We'll walk you through the moving-permit step — that's Spartanburg County paperwork, since the permit comes from the county where the home sits — then schedule the move and set the home at your site with licensed installers.
We inherited rural acreage down toward Carlisle. Is a manufactured home even an option out there?
In most cases, yes. Rural parcels around Jonesville, Carlisle, Buffalo, and Lockhart carry manufactured homes all the time. The site needs a cleared, level pad, an access path wide enough for the transport truck, and utilities — on land that rural, usually a well and septic. Owning the ground outright can also strengthen a land-home loan application. Tell us about the parcel and we'll flag any problems before you spend money.
Is there one loan that covers both Union County acreage and the home?
Yes — a land-home loan rolls the dirt and the house into a single note, and our lender partners write them. If the land is already yours or isn't part of the purchase, a chattel loan finances the home on its own. Union County acreage tends to run cheaper than most of the Upstate, which keeps the whole package down. Bring the parcel details to the Spartanburg lot and we'll run honest numbers with you.
How do I get the home taxed with my Union County land instead of carrying a DMV title?
South Carolina starts every manufactured home with a title through the SC DMV, the way a vehicle gets one. Once the home is permanently set on land you own, the state's de-titling process lets the home and land be taxed — and later sold — together as real property. That matters for land-home financing and for resale value down the road. When you buy, we'll point you to the right county steps.
Also serving: Spartanburg County, SC · Cherokee County, SC · Greenville 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