Conway Zoning & Land Use Guide
Official references and local checks
Use the official references below to identify the rules that apply to your address, then confirm parcel-specific requirements with the local authority before filing an application.
Official references
- Population:
- 24,317
- County:
- Horry County
- State building code:
- SC Building Codes Council adopts IBC (2018 edition)(statewide default)
- State ADU law:
- No statewide override; local rules apply
- FEMA flood map:
- Search flood zones
- Planning department:
- City of Conway Planning & Zoning
- Municipal code:
- View code online
- Zoning map:
- View local zoning map
Before you apply
- Call the City of Conway Planning & Zoning: (843) 248-1760
- Search the municipal code for the chapter that covers your zoning district and proposed use.
- Use the local zoning map to look up your parcel's zoning designation before applying for a permit.
- Check FEMA flood zone for your parcel — flood-zone status changes setbacks, foundation requirements, and insurance.
- Check your HOA CC&Rs and recorded deed restrictions — they are common in Conway and frequently restrict ADUs, fences, and exterior changes beyond what zoning allows.
Key Zoning Facts
Conway is a city of approximately 24,300 residents and the county seat of Horry County, South Carolina, located about 15 miles inland from the Atlantic coast and roughly 14 miles west of Myrtle Beach. Situated on the Waccamaw River, Conway is the commercial and governmental hub of Horry County. Land use and development are regulated through the city's zoning ordinance, codified in the Conway Municipal Code, and administered by the Planning & Zoning department.
A defining feature of Conway's development environment is its proximity to the Waccamaw River. Portions of the city near the river lie within FEMA Special Flood Hazard Areas (SFHAs), and Conway has experienced major flooding events including Hurricane Florence (2018) and Hurricane Floyd (1999). Properties in these flood zones must comply with floodplain management regulations and typically require flood insurance on federally-backed mortgages. South Carolina's Building Codes Council administers the statewide building code (based on 2018 IBC/IRC with SC amendments), which applies to all permitted construction in Conway.
Key Zoning Districts
Conway's residential zoning includes R-1 (Single-Family), R-2 (Medium-Density), and R-3 (Multi-Family) districts. Commercial activity concentrates in C-1 (Neighborhood Commercial) and C-2 (General Commercial) zones, with C-2 districts common along US-501 and other major corridors connecting Conway to Myrtle Beach. Industrial zones accommodate manufacturing and distribution uses.
| District | Type | Min Lot Size | Front Setback | Side Setback | Rear Setback | Max Height |
|---|---|---|---|---|---|---|
| R-1 | Single-Family | 8,000 sq ft | 25 ft | 7 ft | 20 ft | 35 ft |
| R-2 | Medium-Density | 6,000 sq ft | 20 ft | 6 ft | 20 ft | 35 ft |
| R-3 | Multi-Family | Varies | 20 ft | 10 ft | 20 ft | 45 ft |
ADU Rules
South Carolina does not have a statewide ADU mandate as of 2026, and Conway does not have specific ADU provisions in its zoning code. Property owners interested in a secondary dwelling unit should contact Planning & Zoning at (843) 248-1760 to discuss what may be permissible. Properties in FEMA flood zones near the Waccamaw River may face additional constraints on any accessory structures.
Development Process
Development in Conway requires permits from the Planning & Zoning department. The typical process includes:
- Zoning Verification — Confirm your proposed use is permitted in the applicable zoning district by reviewing the municipal code or contacting Planning & Zoning
- Flood Zone Review — Determine if the property is in a FEMA Special Flood Hazard Area and confirm floodplain management requirements before proceeding
- Site Plan Review — Commercial and multi-family projects require site plan review by the Planning Commission
- Building Permit — Apply for a building permit with documents complying with South Carolina's adopted building codes
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupancy
Key Considerations
Before starting any development project in Conway, property owners should:
- Verify the zoning classification by contacting Planning & Zoning at (843) 248-1760
- Check flood zone status using FEMA's Flood Map Service Center — this is critical for properties near the Waccamaw River
- Review floodplain management requirements if the property is in a FEMA SFHA
- Review the municipal code for applicable zoning district standards
- Check HOA covenants and deed restrictions in newer subdivisions
Disclaimer: This guide provides general information about zoning in Conway and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with Conway Planning & Zoning or the municipal code before making development decisions.
Regulatory Layers That Apply in Conway
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — South Carolina
- Building Code: South Carolina Building Codes Council — 2018 IBC/IRC with SC amendments
County — Horry County
- Role: Conway is the county seat of Horry County. The county coordinates on regional planning, unincorporated area zoning, and infrastructure. Horry County Planning & Zoning governs areas outside the city limits.
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
- Waccamaw River Flood Zone — Significant portions of Conway near the Waccamaw River are within FEMA Special Flood Hazard Areas (SFHAs), primarily Zone AE. Properties in these areas are subject to floodplain management regulations, including elevation requirements, floodway restrictions, and mandatory flood insurance for federally-backed mortgages. The Waccamaw River has historically caused significant flooding, including major events in 2018 (Hurricane Florence) and 1999 (Hurricane Floyd).
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs for additional requirements. Newer Conway-area subdivisions frequently have active HOAs with deed restrictions.
Statewide Context (South Carolina)
Local data for Conway is limited. The following state-level facts apply across South Carolina and are inherited by this page until city-specific details are verified.
- State Building Code
- SC Building Codes Council adopts IBC (2018 edition)
- State ADU Preemption
- No statewide override
- Coastal Zone
- Yes
- Wildfire Zones
- No
ADU Rules in Conway
- Max Size
- Verify with planning department
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Conway permit information →Official Sources
City-specific