Barndominium Builders in Honea Path, SC

Barndominium builders in Honea Path are building at the southern edge of Anderson County. Honea Path is about 16 miles southeast of Anderson, 28 miles south of Greenville and 30 miles southeast of Clemson. It is a quiet town of 3,686 people at the 2020 census, and the land around it is mostly rural, which is exactly what many barndo buyers want.

One town, two counties. Honea Path sits mainly in Anderson County but reaches into Abbeville County. In 2023, 2,605 residents lived on the Anderson County side and 81 on the Abbeville side. Land a few miles south or east can be in Abbeville County, with different offices and ordinances. We confirm the county from your deed or tax bill before we price anything.

On the Anderson County side

Outside town limits, Anderson County Building & Codes issues residential permits through its OpenGov portal and builds to the 2021 IRC with South Carolina modifications. The county zones unincorporated land by voting precinct, so a farm tract may or may not have a zoning district. Ask before you buy, especially if you want a large detached shop or plan to run a small business from it.

Septic is step one

There is no sewer on most rural tracts here. South Carolina requires SC DES site approval and a septic permit before a home goes on property without public or community sewer, and the county cannot issue a building permit without it. Plan for the soil evaluation early. The approved drain field spot often decides where the house goes, and the driveway and shop have to stay off it.

Creeks and low ground

Three named creeks shape the land around town. Blue Barker Creek (also called Blue Creek) and Barkers Creek run toward Anderson along Highway 252, and Broad Mouth Creek runs toward Princeton along Highway 76. Creek bottoms are good pasture and can be mapped flood ground. On the Anderson County side, a home in a special flood hazard area needs a development permit and a lowest floor at least two feet above base flood elevation. Ridges between the creeks make the better house sites.

Building on Piedmont clay

The town sits at 787 feet in rolling Piedmont country. USDA describes Cecil soils, common on Piedmont uplands, as very deep and well drained with red clay subsoil. That clay is strong once compacted but slick and slow to dry when wet. Good practice:

• build the pad up so the slab sits above surrounding grade
• lay a gravel drive before the concrete and steel trucks arrive
• add a perimeter drain on the uphill side of a cut pad

Mill history

The Chiquola textile mill drove the town's early growth. On September 6, 1934, during the general textile strike, guards at the mill killed six picketers and injured about thirty more, an event remembered in the PBS documentary The Uprising of '34. The Obediah Shirley House was added to the National Register in 1999.

A good fit for space

Land out here suits the full barndominium package: a living area, a shop wide enough for a tractor or RV, a covered lean-to for equipment and a porch facing the pasture. Steel framing gives the clear span; post-frame keeps a hobby shop simple. We size HVAC to the insulated living space and keep the shop on its own system.

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