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Manufactured Homes for Sale in Upstate SC

Manufactured and modular homes account for a real share of ownership across the Upstate, particularly in the rural stretches of Spartanburg, Cherokee, Union and Anderson counties. For a lot of buyers they are the difference between owning and continuing to rent.

The financing works differently than site-built, and land-and-home packages are underwritten differently again. Whether the home is titled as real property or personal property changes both the loan and the resale — ask us before you commit to a lender. Land for sale covers the pairing option.

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$225,000
3 Beds ⋅ 2 Baths ⋅ 1590135 MLS
Fully Renovated, FHA-Compliant Home on .75 Acres with Workshop Space in Piedmont! Welcome to 613 Old Grove Road—where modern updates meet functional country living on a spacious .75-acre lot. This beautifully remodeled 3-bedroom, 2-bath home has been fully detitled and is FHA compliant, offering both peace of mind and flexible financing options. Inside, you’ll find a fresh, move-in-ready interior featuring an open and inviting layout, updated finishes, and abundant natural light throughout. The thoughtful renovation makes this home ideal for both everyday living and entertaining. The home boast 3 spacious bedrooms, a very large living room, great for entertaining, as well as a fully separate dining room and walk in laundry. Step outside and take advantage of everything this property offers. The impressive 30x30 barn-style detached carport with a concrete foundation provides ample space for vehicles, equipment, or a workshop setup. Two additional outbuildings offer even more storage, making this property perfect for hobbyists, small business owners, or anyone needing extra space. The .75-acre lot gives you the freedom to spread out, garden, entertain, or simply enjoy the privacy of your own space—all while being conveniently located near Greenville and surrounding areas. Opportunities like this—updated, functional, and sitting on usable land—don’t come around often. Schedule your showing today and see the value for yourself!

613 Old Grove Road, Piedmont
$229,900
4 Beds ⋅ 2 Baths ⋅ 1589880 MLS
BACK ON MARKET AT NO FAULT OF SELLER: Sitting on a full acre in the heart of Belton, this recently remodeled 4-bedroom, 2-bath mobile home offers the perfect blend of space, privacy, and modern updates without the hassle of HOA restrictions. Inside, you’ll find a fresh, updated interior with room to spread out—whether you need extra bedrooms, a home office, or just space to breathe. Outside, the acre lot gives you flexibility for outdoor living, entertaining, or simply enjoying the quiet. If you’ve been looking for something move-in ready with land and freedom, this one checks the boxes.

100 Epps Road, Belton
$93,000
2 Beds ⋅ 1 Baths ⋅ 20300674 MLS
Discover the charm of small-town living in this fully remodeled mobile home, offering an ideal blend of comfort and convenience. This delightful residence provides an exceptional opportunity for a starter home, a savvy investment property, or an affordable lakeside retreat. The home features two inviting bedrooms and one bathroom, meticulously updated to provide a fresh and modern living experience. Enjoy the peace of mind that comes with updated electrical wiring and all-new plumbing and fixtures. Two brand-new decks extend the living space outdoors, perfect for relaxing and enjoying the serene surroundings. The kitchen is well-appointed with a dishwasher, electric range/oven, and refrigerator, complemented by both laminate and solid surface countertops. French doors add a touch of elegance to the interior. Situated on a generous lot, there is ample space for boat storage, catering to the avid lake enthusiast. An additional storage building provides practical solutions for tools, equipment, or hobbies. This property is truly move-in ready, offering significant value and easy access to multiple lakes, including the Savannah River and Lake Secession, enhancing the allure of outdoor activities. Experience a tranquil lifestyle in this thoughtfully updated home, perfectly positioned for enjoying the natural beauty of Calhoun Falls.

201 Craft Street, Calhoun Falls
$230,000
3 Beds ⋅ 2 Baths ⋅ 20300414 MLS
Welcome to 139 Nectarine Circle! this brand new build is the perfect place for anyone looking for unrestricted land and value in their home purchase.

139 Nectarine Circle, Walhalla
$297,500
4 Beds ⋅ 2 Baths ⋅ 20300628 MLS
Tucked away in a scenic, private setting, 113 Westwood Dr in Westminster offers the perfect blend of peaceful country living and thoughtful design. Surrounded by mature trees and lush botanical landscaping, this 1.11-acre property invites you to slow down and soak in the beauty of nature—whether you’re relaxing on the welcoming front porch overlooking the shaded front yard or enjoying the quiet serenity that surrounds you. Step inside to a spacious, well-appointed layout designed for both everyday comfort and memorable gatherings. The dining area is ideal for hosting holiday dinners, highlighted by large windows that bring in natural light and frame picturesque views of the front yard. Just beyond, the inviting living area features a cozy wood-burning fireplace, creating the perfect atmosphere for relaxing evenings at home. The kitchen is both functional and inviting, complete with a center island and sink positioned to overlook the peaceful backyard—making it easy to stay connected while cooking or entertaining. Just off the living area is a dedicated office space that serves as a flex space for use that meets your needs. The thoughtfully designed split-bedroom floor plan places the primary suite on one side of the home, offering privacy and comfort with a walk-in closet and ensuite bath featuring a walk-in shower and separate jetted tub. On the opposite side, you’ll find three additional guest bedrooms and a full bath, providing plenty of space for family or visitors. Completing the main-level living is a convenient laundry area with a separate back entry—perfect for coming in after enjoying time outdoors. One of the standout features of this home is the expansive covered back deck, where you can unwind while taking in sweeping views of pastureland and the shaded backyard—a true extension of the home’s peaceful setting. The property also includes a detached garage/workshop with a carport and stairs leading to a floored loft, offering abundant storage and versatile space for hobbies or projects. Meticulously maintained and designed for easy one-level living, this 4-bedroom, 2-bath home is ideally located near public access to Lake Hartwell, where you can enjoy boating, fishing, and lakeside recreation, along with nearby parks, hiking, and the charm of downtown Westminster. This is country living at its finest—with space, privacy, and convenience all in one. Home is energy efficient per Seller

113 Westwood Drive, Westminster
$285,000
1 Beds ⋅ 1 Baths ⋅ 20300591 MLS
Perfect weekender - gated and very secure community - Lake Hartwell Tiny Home! HOA takes care of the yard so you won't have to work during every trip to the lake! This tiny home is adorable and comes furnished! Plenty of storage - large shed! Plenty of parking - Concrete pad and a bonus parking area on HOA common property just behind the porch area! HUGE enclosed porch is perfect for playing games, watching sports, and most importantly enjoying stunning sunrises over the lake. You can't beat this location just minutes off I-85 and SC exit 2! Community has TWO COMMUNITY DOCKS which provide enough boat slips for every home. 32 boat slips - first come first serve, the fire pit, picnic area, two open storage areas for parking boats, jet skis, trailers, RV/Campers, a bath house building with rest rooms, washer/dryer, a large building for meetings, a canoe/jet ski landing, common areas, over flow parking area, includes the lot owners water in this gated community at $135 monthly per lot. The Fair Play Public Landing is a minute way for launching your boat, picnic area, walking your pets.

604 N Fleetwood Lane, Fair Play
$233,000
4 Beds ⋅ 2 Baths ⋅ 20300555 MLS
Welcome to 522 Burton Creekside Rd in Waterloo! This brand new Clayton Boone manufactured home features 4 bedrooms, 2 bathrooms and 1,475 sq ft of open concept living. Step out onto your huge front deck and take in the breathtaking views of Lake Greenwood! Enjoy a spacious kitchen with island, breakfast bar, stainless steel appliances and luxury vinyl flooring throughout. The split floor plan offers a private primary suite with double sinks, walk-in closet and tub/shower combo. Three additional bedrooms on the opposite end are perfect for family or guests. Sitting on 1.11 unrestricted acres with no HOA, this property offers endless possibilities — build a garage, bring your boat, or simply enjoy the peaceful lake country lifestyle. Energy Star rated with smart thermostat, sealed duct system and high efficiency electric furnace. Well and septic — no water or sewer bills! Don't miss this opportunity to own a brand new home with stunning Lake Greenwood views at an affordable price!

522 Burton Creekside Road, Waterloo
$143,000
3 Beds ⋅ 2 Baths ⋅ 20300554 MLS
Discover easy lake-country living in this charming 3-bedroom, 2-bath mobile home set on large lot with oversized deck, covered porch sitting on 0.4 acres in the heart of Calhoun Falls. This property offers an oversized carport, a versatile outdoor building, and plenty of room to enjoy the outdoors. Located just minutes from Savannah Lake and Lake Secession, and within an hour of Lake Greenwood, this home is perfectly positioned for anyone who loves boating, fishing, and weekend adventures on the water. Whether you're searching for a starter home, a downsizing option, or the ideal weekend lake retreat, you’ll appreciate the peaceful small-town setting, easy access to multiple lakes, and the relaxed lifestyle this property provides.

109 Desoto Street, Calhoun Falls
$229,900
3 Beds ⋅ 2 Baths ⋅ 1589465 MLS
Welcome to 176 Woodside Rd in Simpsonville! This 2.54 acre lot offers the ultimate blank canvas for your next big project! Whether you're looking to build your dream home from the ground up or need a massive home base for your business or hobbies, this property delivers the space and infrastructure to make it happen! The star of the show is a massive, heavy duty work shop perfect for a mechanic, carpenter, or serious collector. The shop features a wood burning stove and an A/C unit. It's built for work and ready for your tools! Location is everything, and this property puts you right in a sweet spot of the Upstate. You're just minutes from the charming Main Streets of both Simpsonville and Fountain Inn. This rural serenity meets suburban convenience in this ideally situated 2.54-acre haven! Beyond the prime location and work shop, the land itself is a rare find! This estate is anchored by the kind of natural beauty that's becoming harder to find in the Simpsonville area. The lot is uniquely crossed by two peaceful creeks, creating a serene, park-like atmosphere. Towering mature trees- including majestic Oaks and Maples provide a deep sense of privacy and natural shade. The combination of the creeks and dense and mature timber makes this a magnet for local wildlife like the white-tailed deer. There is a mobile home currently on-site. It is in substantial disrepair and will likely need to be removed or undergo a complete "to the studs" reconstruction. That being said the property already has a well, septic, and power established, saving you thousands in development costs! This property is being sold AS-IS and is priced for a quick sale! Bring your imagination to unlock the massive value hidden here!

176 Woodside Road, Simpsonville
$309,000
3 Beds ⋅ 2 Baths ⋅ 20300489 MLS
Waterfront Living on Lake Becky – Mountain Rest, SC Welcome to 213 Bonner Road, a beautiful waterfront retreat on sought-after Lake Becky. This inviting 3-bedroom, 2-full-bath home offers a short, gentle walk to the water, making lake access easy and enjoyable for all ages. The covered boat dock features a spacious deck with seating and steps leading directly into the water—perfect for swimming, relaxing, or enjoying peaceful lake views. Outdoor living is further enhanced by a large screened-in porch and an additional grilling porch with seating, ideal for entertaining or quiet evenings overlooking the lake. Inside, the home offers comfortable, functional living with numerous recent updates per Sellers, including HVAC, water heater, fencing, and deck improvements. The home is detitled and rests on a solid brick foundation, providing peace of mind and long-term stability. Additional features include a tall crawlspace with generous storage, open-air storage beneath the porch, a paved driveway, and a ramped walkway for easy access into the home. High-speed internet is available through Upcountry Fiber, making this property well-suited for full-time living, a vacation home, or a remote work lifestyle. Enjoy the benefits of no HOA, with only a lake membership fee required. This exceptional Lake Becky property combines comfort, convenience, and waterfront charm in a serene Mountain Rest setting. For those that love to enjoy the outdoors include numerous hikes with waterfalls, rivers to raft and trout fishing are minutes away. The Sellers are including blue and white paddle boat and a 2 man fishing boat under the screened in porch. HVAC is a dual system- electric and propane gas.

213 Bonner Road, Mountain Rest
$179,900
3 Beds ⋅ 2 Baths ⋅ 1589377 MLS
Welcome to 100 Marie Dr in Roebuck—a fully renovated home that blends modern updates with easy, low-maintenance living. This 3-bedroom, 2-bath property is a strong fit for first-time buyers or anyone ready to downsize without giving up style or comfort. Step inside to an open floor plan that makes the home feel bright and connected. The kitchen stands out with granite countertops, stainless steel appliances, and updated fixtures that give a clean, modern look. The layout flows right into the main living area, making it easy to cook, relax, or spend time with guests. Throughout the home, you’ll find durable LVP flooring that handles daily life with ease. Both bathrooms have been refreshed with updated vanities and tile surround showers, giving a fresh and polished feel. Every detail has been considered, from the finishes to the overall function of the space. Welcome to 100 Marie Dr in Roebuck—a fully renovated mobile home that blends modern updates with easy, low-maintenance living. This 3-bedroom, 2-bath property is a strong fit for first-time buyers or anyone ready to downsize without giving up style or comfort. Step inside to an open floor plan that makes the home feel bright and connected. The kitchen stands out with granite countertops, stainless steel appliances, and updated fixtures that give a clean, modern look. The layout flows right into the main living area, making it easy to cook, relax, or spend time with guests. Throughout the home, you’ll find durable LVP flooring that handles daily life with ease. Both bathrooms have been refreshed with updated vanities and tile surround showers, giving a fresh and polished feel. Every detail has been considered, from the finishes to the overall function of the space. This home is de-titled and FHA compliant, which can help open the door for more financing options. With no HOA, you have the freedom to use your property without added restrictions or monthly fees. At just under 1,000 square feet, this home is easy to maintain, simple to clean, and efficient to run. It’s a great option for buyers who want a move-in ready space without the upkeep of a larger home. If you’re looking for a clean, updated home at an approachable price point, 100 Marie Dr delivers a strong mix of value, comfort, and convenience.

100 Marie Drive, Roebuck
$233,000
3 Beds ⋅ 2 Baths ⋅ 1589290 MLS
Welcome to your fully renovated retreat at 141 Dogwood Dr in Jonesville! Situated on a generous 1.52-acre lot, this beautifully updated home provides the perfect blend of modern finishes and peaceful country living at a truly affordable price! Set on a permanent foundation, this home has been completely remodeled from top to bottom, giving you the feel of a brand-new property without the new construction price tag. Step inside to discover fresh, neutral paint throughout and stylish new flooring that creates a clean, cohesive look in every room. The open layout creates an inviting flow, ideal for both everyday living and entertaining family and friends. The kitchen is a true highlight, featuring stunning quartz countertops, updated cabinetry, ready to use appliances and ample prep space for cooking and gathering. Whether you're hosting or enjoying a quiet meal at home, this space is designed to be both functional and beautiful. Both bathrooms have been thoughtfully upgraded with gorgeous tile showers and floors, modern fixtures, and quality finishes, giving you a spa-like experience right at home. The primary suite’s private bathroom delights with a fully tiled walk-in shower and a stylish sperate garden tub. The bedrooms are comfortably sized, providing flexibility for family, guests, or even a home office setup. An additional, and practical, improvement is the brand-new roof just installed in April of 2026, ensuring durability and peace of mind for years to come. Every detail has been carefully considered, making this home truly move-in ready. Outside, the expansive 1.52-acre lot offers endless possibilities—create your dream garden, add a workshop, bring your animals, or simply relax and enjoy the privacy and natural surroundings. The storage shed on the side of the property will remain with the home to allow you to have immediate storage options the day you move in. There’s plenty of space for outdoor entertaining, recreation, or future expansion. Conveniently located yet tucked away enough to enjoy quiet country living, this property affords you the best of both worlds. If you’re searching for a move-in-ready home with modern upgrades and room to breathe, this one checks all the boxes. Don’t miss your opportunity to own this beautifully transformed property—schedule your showing today!

141 Dogwood Drive, Jonesville
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