Table of Contents

• Overview Of Longs SC
• Overlook in Longs SC
• Cypress Ridge in Longs SC
• Tupelo Park in Longs SC
• Carrington Woods in Longs SC
• Bluffs at Sun Colony in Longs SC
• Forest at Black Bear in Longs SC
• How to Buy New Construction in Longs SC
• FAQs About Longs SC New Construction
• Final Thoughts

Overview Of Longs SC

Longs, South Carolina, has become one of the smart choices for people who want the Myrtle Beach lifestyle without the high price of beachfront properties. Located roughly 20 to 30 minutes from the beach for many neighborhoods, Longs offers a range of new-construction communities built around convenience corridors like Route 9 and Highway 90. Some neighborhoods put you five to ten minutes from the ocean; others trade proximity for land, wooded lots, and resort-style amenities.

Across Longs you’ll find two broad buying patterns:

• Budget-focused buyers looking for move-in ready, low-cost homes (often under $300,000).
• Buyers seeking long-term value—larger lots, amenities, or higher-end finishes—who are willing to pay more for a lifestyle upgrade.

This guide walks through six popular new-construction communities in Longs, comparing median price points, available floor plans, HOAs, amenities, and who each place suits best. It also shares practical buying tips specific to new builds in this market—what to ask builders, what to expect from spec homes, and which communities are most likely to deliver the features you care about.

VIEW HOMES FOR SALE IN LONGS SC

Overlook in Longs SC

Median Price: About $246,000

Target Buyer: First-time buyers, retirees, remote workers who want close beach access without a large mortgage.

Overlook is one of the rare Longs communities that gets you very close to the Intercoastal Waterway and beach access for a sub-$300k price point. Homes here are compact, efficient, and often built as spec houses—meaning the builder builds to their own specs and sells from inventory. That’s why you can find surprisingly large bedroom counts in modest-priced footprints.

Example listings (current market snapshot):

• Lowest priced listing: Four-bedroom, two-bath, ~1,700 sq ft (square footage often includes a one-car garage) for about $225,000.
• Highest priced listing: Four-bedroom, two-bath, ~2,300 sq ft (includes two-car garage in the total) at the top of the range for the neighborhood.

HOA:$80/month. Typical coverage includes management and trash pickup; the community does not have pool or recreation amenities. That lower HOA keeps carrying costs down, which is a major draw for buyers who want low monthly expenses.

Why consider Overlook: proximity to beach and Barefoot Landing amenities, very affordable entry points, and move-in ready options. The trade-offs are smaller lots and fewer customization options than communities that allow finish selections.

Cypress Ridge in Longs SC

Median Price: About $277,000

Target Buyer: Buyers who want neighborhood feel plus amenities without moving far from North Myrtle Beach.

Cypress Ridge sits a bit further inland than Overlook, but it compensates with amenities that many entry-level communities lack. This neighborhood begins to feel like a long-term place to settle down instead of just a starter home location.

What you’ll find here:

• On-site amenities: pool, cabana, playground, and a dog park—useful for families and pet owners.
• Spec homes dominate the listings, but builders often rotate incentives, making negotiation important.

Example listings:

• Lowest priced: Three-bedroom, two-bath, ~1,700 sq ft (including garage) for about $259,000.
• Highest priced: Four-bedroom, three-bath, ~2,600–2,800 sq ft (including garage) listed around $374,000.

HOA:~$95/month, typically covering recreational facilities, common area maintenance, and trash pickup—small recurring costs that bundle conveniences you might otherwise pay for separately.

Why consider Cypress Ridge: Offers the best combination of affordable housing and community amenities at this price tier. If a dog park, playground, and pool matter, this neighborhood provides monthly lifestyle value that often outweighs a slightly higher purchase price.

Tupelo Park in Longs SC

Median Price: About $285,000

Target Buyer: Commuters who need quick access to local employers and buyers who want family-friendly amenities and larger floor plans.

Tupelo Park is positioned along Highway 90 and benefits from close access to Highway 22 and International Drive—handy for people who work in Carolina Forest, at local retailers, or at big employers like the nearby Walmart Supercenter. Builders in Tupelo Park are still increasing prices due to market demand, so early entrants typically secure better pricing.

Example listings:

• Lowest listed: Three-bedroom, two-bath, ~2,100 sq ft priced in the mid $300s (list price: around $336,000).
• Highest listed: Under construction larger homes—five bedrooms, multiple baths—up into the higher price bands depending on finishes and square footage.

HOA: Around $108/month, covering pool, common areas, and trash pickup. Remember: the list price is a starting point. Negotiation, builder incentives, and lot-specific deals can bring the actual purchase price down.

Why consider Tupelo Park: Bigger floor plans and amenity-centered living with strong commuting connections. It’s a good middle ground if you want a sizeable home and are willing to pay above the tightest budget ranges.

Carrington Woods in Longs SC

Median Price: About $315,000

Target Buyer: Families and multi-generational households who need space and proximity to medical services.

Located along Route 9, Carrington Woods sits in a sweet spot for buyers who prioritize access to the hospital and a closer drive to Myrtle Beach. It’s the logical choice for families with a caregiver who needs to be within a quick drive to healthcare.

What to expect:

• Price range in the neighborhood is broad: listings from roughly $279,000 up to $383,000.
• Homes vary from three-bedroom ranches to five-bedroom plans; choose based on bedroom needs and budget.

HOA:$80/month. This community does not include on-site amenities like pools or clubhouses, so buyers should balance lower monthly fees against community features they might miss.

Why consider Carrington Woods: Proximity to the hospital and a variety of floor plans that make it easier to find a home with additional bedrooms without jumping into the highest neighborhoods.

Bluffs at Sun Colony in Longs SC

Median Price: About $380,000

Target Buyer: Buyers seeking wooded lots, golf-course views, and higher-end finishes near the hospital and conveniences.

The Bluffs at Sun Colony stands out because builders preserved trees and situate homes around golf-course parcels—an uncommon offering at this price point in Longs. If maintaining a wooded backyard or golf views matters, this neighborhood is a rare find.

Example listings:

• Lowest listed spec home: around $299,000 for a well-finished floor plan (~2,200 sq ft).
• Higher-tier new builds and resales approach or exceed the mid $300k range, depending on lot and finishes.

HOA: About $70/month. Coverage typically includes management, common-area maintenance, legal fees, and trash pickup.

Why consider Bluffs at Sun Colony: It’s the best option for buyers who want nature and space—wooded lots and golf-adjacent parcels—without going to the far outskirts of the metro area.

Forest at Black Bear in Longs SC

Median Price: About $312,000

Target Buyer: Those who want resort-style amenities and are comfortable commuting a bit farther from North Myrtle Beach.

Forest at Black Bear is the furthest west of the communities covered here, close to the North Carolina border. Commute times to North Myrtle Beach typically range from 35 to 40 minutes, but the community compensates with a full amenity package:

• Pool and clubhouse
• Fitness center
• Pickleball courts and a dog park
• Screened porches and open-plan kitchens in many floor plans

Example listings:

• Lowest priced spec: three-bedroom, two-bath, ~1,500 sq ft for about $274,000.
• Highest priced new construction: five-bedroom, 3.5-bath homes up to ~$451,000 depending on upgrades.

HOA: Around $65/month in many cases. With resort-style amenities included, that is a strong monthly value for buyers who plan to use the facilities regularly.

Why consider Forest at Black Bear: If a community pool, fitness center, and dog park are priorities, and a 30–40 minute commute is acceptable, this neighborhood delivers the closest thing to resort living in Longs.

How to Buy New Construction in Longs SC

Buying new construction is different from buying resale. Here are the most important practical tips based on what works in this market:

1. Ask the right questions at the sales center: Two key questions are: “Which is the lowest-priced floor plan currently available?” and “Which floor plan is selling the fastest?” That helps gauge inventory, potential resale appeal, and where to push for incentives.
2. Watch incentives and lot specifics: Incentives can be home-specific, floor-plan specific, or lot-specific. Builders change promotions regularly. A home that looks like it’s out of budget at list price might have incentives that reduce the out-of-pocket cost substantially.
3. Understand spec homes vs. customizable builds: Most of the neighborhoods covered are filled with spec homes—pre-built to builder specifications. That keeps prices down but limits finish choices. If choosing cabinets, tile, and countertops matters, focus on communities that allow finish selections (these will be covered in part two of the broader guide).
4. Clarify what HOA covers: Trash pickup can be included or excluded from HOA fees. In some cases, HOA fees that appear slightly higher actually save money because they include trash, pool access, landscaping, and other services.
5. Negotiate respectfully: Treat conversations with builder representatives as negotiations. Disclose only what you need to and never reveal maximum budget if you want leverage.
6. Buy earlier for better pricing: Early buyers in a new community frequently get the best lot prices and incentives. If you don’t mind living with ongoing construction around you for a year or so, the savings can be significant.

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FAQs About Longs SC New Construction

How far is Longs from Myrtle Beach and North Myrtle Beach?

Most Longs neighborhoods are 20 to 30 minutes from Myrtle Beach or North Myrtle Beach. Some pockets, especially those closer to Route 90 and 22, can be as little as 5 to 10 minutes from coastal attractions. The furthest communities—like Forest at Black Bear—can be a 35 to 40 minute drive to North Myrtle Beach.

What Is A Spec Home?

A spec home is built by a builder to their own design and finishes without a specific buyer in mind. These homes are sold from inventory and usually permit few or no customization changes. They are priced affordably because builders bulk-purchase materials and repeat efficient floor plans.

Do HOAs Usually Include Trash Pickup?

It varies by neighborhood. Many Longs communities include trash pickup in the HOA, but some do not. Always ask exactly what the HOA fee covers—management, landscaping, pool maintenance, trash pickup, and any legal or reserve funds—so monthly carrying costs are fully understood.

Can I Pick My Finishes In Longs New Builds?

Some builders allow finish selections, but many of the spec homes do not. Part of the Longs market offers customizable builds where buyers can select floor plans, lot placement, and finishes. Those communities usually come with higher price points but greater personalization.

How Should I Use Builder Incentives In Negotiation?

Ask whether incentives are applied to closing costs, upgrades, or interest rate buydowns. Incentives can be floor-plan, lot, or time-limited promotions. Your agent should ask the builder which homes have the best incentives and whether price reductions or credits are negotiable.

Final Thoughts

Longs provides a compelling mix of affordability and variety—sub-$300k move-in-ready homes, neighborhood amenities at competitive median prices, wooded lots near golf courses, and full amenity resorts if you’re willing to commute a bit farther. Prioritize what matters most: monthly carrying cost, commute time, lot environment, or community amenities. The best value isn’t always the lowest list price; it’s the balance between what you pay and the lifestyle you get.

If you're ready to take the next step, prepare a short wishlist (bedrooms, commute time, must-have amenities) and then call or text us at 833-867-4376 so we can check current builder incentives and available lots that match your priorities. We'll also walk you through floor plans and incentives together.

READ MORE: Living in Myrtle Beach SC: The Ultimate Guide to New Construction Homes in Longs