Eviction Laws in Conway, South Carolina
Conway is the county seat of Horry County and the quieter, inland counterpart to Myrtle Beach — sitting about 15 miles west of the Grand Strand along the Waccamaw River. While Myrtle Beach draws the tourists and the headlines, Conway is where the county government operates, where Coastal Carolina University educates over 10,000 students, and where a growing number of residents are settling as Myrtle Beach’s coastal housing costs push families and workers inland. The city’s population has reached approximately 27,000, up over 150% since 2000, making it one of the fastest-growing cities in South Carolina by percentage. Horry County itself has exploded to roughly 428,000 residents, driven by the broader Myrtle Beach metro’s appeal to retirees, remote workers, and service industry employees from across the eastern United States.
The rental market in Conway is shaped by two distinct tenant populations. The first is Coastal Carolina University — the school enrolls about 10,000 undergrads and generates substantial off-campus rental demand. Students and university staff form a reliable, cyclical tenant base, but one that follows the academic calendar and can leave landlords with summer vacancies if leases aren’t structured carefully. The second is the Myrtle Beach service economy workforce: hotel workers, restaurant staff, retail employees, and healthcare workers who can’t afford Myrtle Beach rents and commute from Conway. This segment provides year-round demand but tends toward lower incomes and higher turnover.
Median household income is $56,650, and the poverty rate is 21% — the highest of any city in this batch and significantly above the state average. The median age is just 32.5 years, pulled down by the university population. Median gross rent is about $988, making Conway one of the most affordable rental markets in the Grand Strand area. Per capita income is roughly $26,400. The population is approximately 64% White, 26% Black, and 5% Hispanic. About 36.5% of households are renter-occupied, and the rental vacancy rate sits at about 6.1% — healthy for a market with active student turnover.
South Carolina’s landlord-tenant framework applies fully in Conway. The 5-day nonpayment notice (or no notice with the statutory lease language under S.C. Code § 27-40-710(B)), no security deposit cap, and 24-hour post-judgment removal all apply. Conway has no rent control, no mandatory rental registration, and no local tenant protections beyond state law. Eviction filings go through the Horry County Magistrate Court system, with the Conway location at 1201 Third Avenue.
Conway & Horry County — Local Rules That Affect Landlords
No rent control. South Carolina has no statewide rent control and no statute permitting municipalities to enact it. Conway cannot cap rent increases. Landlords may raise rent with proper notice at lease renewal.
Horry County’s two-posting service rule. This is the single most important local procedural detail for Conway landlords. When a tenant cannot be personally served with the Rule to Show Cause, Horry County requires the eviction notice to be posted on the property on two separate occasions. This two-posting requirement is enforced by the Horry County Sheriff’s Office and can add days to your timeline compared to counties that require only one posting. Wait at least five days after filing your paperwork with the Magistrate’s Office before contacting the Sheriff about service status.
Conway Magistrate Court location. For properties in Conway, file at the Conway Magistrate Court at 1201 Third Avenue, Conway, SC 29526. Phone: 843-915-5290. Judge Margie Bellamy Livingston and Judge Bradley Dwyer Mayers preside. Hours: Monday–Friday, 8:30 a.m.–5:00 p.m. Other Horry County magistrate locations include the Surfside Magistrate Office (9630 Scipio Lane, Myrtle Beach) under Chief Magistrate Manuela Ardeljan Clayton, and the Aynor Magistrate Court (640 Ninth Avenue, Aynor). File at the court that serves your property’s location.
Coastal Carolina University student rentals. CCU enrolls approximately 10,000 undergraduates and generates significant off-campus rental demand in Conway. Student tenants typically sign 12-month leases starting in August, but many attempt to vacate after spring semester ends in May — leaving landlords with three months of vacancy or the hassle of subletting. Structure your leases to align with the academic calendar: August-to-July terms with clear language prohibiting unauthorized subletting. Also consider that co-signed leases with parent guarantors are common and recommended for student tenants, as most students have limited income and credit history. CCU’s enrollment has been growing, which supports sustained demand for 2- and 3-bedroom units within a short drive of campus.
High poverty rate — nonpayment risk management. Conway’s 21% poverty rate is the highest of any city covered in this series. Combined with the service-economy tenant base from the Myrtle Beach tourism industry, nonpayment risk is elevated. Including the S.C. Code § 27-40-710(B) statutory bold-text language in every lease is essential — it eliminates the 5-day notice period and allows you to file for ejectment on day 6 after rent is due. In a high-turnover, lower-income market like Conway, those saved days compound into meaningful cost savings over multiple eviction cycles.
Flood zone awareness. Conway sits along the Waccamaw River and experienced catastrophic flooding during Hurricanes Matthew (2016) and Florence (2018). Significant portions of the city are in FEMA-designated flood zones. Landlords with properties in or near flood-prone areas must carry flood insurance (if in a Special Flood Hazard Area and holding a federally-backed mortgage), and should disclose flood history to tenants. Tenants displaced by flooding may have defenses to lease obligations under SC habitability law, so maintaining properties above flood risk and having adequate insurance is both a legal and financial necessity.
Myrtle Beach tourism economy — seasonal employment patterns. Many Conway renters work in the Myrtle Beach hospitality industry, which is heavily seasonal. Employment peaks from May through September and drops significantly in winter months. Landlords should be aware that tenants in tourism-dependent jobs may have reduced income from October through March, increasing winter nonpayment risk. Screening for year-round income stability — or requiring larger security deposits during lease signing — can help mitigate this pattern.
No mandatory rental registration. Neither the City of Conway nor Horry County requires landlords to register long-term rental properties. Code enforcement is complaint-driven. There is no proactive rental inspection program.
Short-term rental considerations. Conway’s STR market is small compared to Myrtle Beach, but properties near CCU or along the Waccamaw Riverwalk attract some short-term demand. All short-term rentals in Horry County must collect and remit state (6%) and local accommodations taxes. Horry County’s accommodations tax applies to rentals of fewer than 90 days.
Horry County Magistrate’s Court — Where Conway Landlords File
Conway eviction cases are filed at the Conway Magistrate Court — 1201 Third Avenue, Conway, SC 29526. Phone: 843-915-5290. Hours: Monday–Friday, 8:30 a.m.–5:00 p.m. File Form SCCA 732 (Application for Ejectment) and pay the $40 filing fee. The court issues a Rule to Show Cause served on the tenant by the Horry County Sheriff’s Office. Important: Horry County requires two separate postings if the tenant cannot be personally served — this can add several days to the process. Wait at least five days after filing before contacting the Sheriff about service status. If served in person, the tenant has 10 days to respond; if posted on the door (two postings required), the tenant has 20 days to respond. If uncontested, a default Writ of Ejectment is issued. If contested, a hearing is scheduled — either party may request a jury trial. After judgment, the Writ of Ejectment is issued; the tenant has 24 hours to vacate after the Writ is posted. If they do not leave, contact the Sheriff’s Office to schedule a physical set-out. Do not change locks, remove belongings, or cut utilities before the Sheriff executes the Writ — self-help eviction is illegal under S.C. Code § 27-40-660.
|
