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Florence, SC's Two Hubs: How the Commercial Corridor and Downtown Work Together

Florence isn't torn between being a highway stop and a hometown. It's built to be both at once.

Florence Stories 8 min read Florence, SC

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For decades, most people only saw Florence, South Carolina from a car window on I-95, a convenient stop for gas and a quick bite between somewhere else and somewhere else. That's not the whole picture anymore, and it never quite was one to begin with.

Florence actually works as two distinct places doing two different jobs. Understanding that split is the fastest way to understand the city, whether you're visiting, moving here, or just trying to figure out where to go this weekend.

The Commercial Corridor: I-95, Radio Drive, David McLeod Boulevard

This is Florence's regional economic engine. It's anchored by major retail like Magnolia Mall, high-traffic travel stops like Buc-ee's, and a dense strip of national dining and shopping options along the I-95/I-20 interchange. For residents, it means most day-to-day errands and shopping don't require a drive to a bigger metro area.

It's also where a surprising amount of Florence's actual economy runs. GE HealthCare operates a 500,000-square-foot manufacturing facility at 3001 W. Radio Drive, producing MRI components with roughly 750 employees and contractors. ACS Technologies, headquartered in Florence since 1978, and Assurant, which has added more than 1,000 jobs to the county since 2004, are both based in this corridor. Together with McLeod Health and MUSC Health Florence Medical Center, a 396-bed regional hospital, these employers are a big part of why Florence's job base has stayed steady enough to support the housing growth discussed below.

The Downtown Historic District: Dargan and Evans Street

This is Florence's cultural core, and it's had one of the more genuine downtown turnarounds in the Pee Dee over the last decade. It's walkable, it's home to independent boutiques and restaurants, and it's where the city's public art, live music, and seasonal events actually happen.

It's also where the growth story is most visible. The Urban Square project is adding a four-story, 102-unit apartment building along with future hotel and retail space near Evans Street, part of the city's adopted goal of 1,000 new downtown residential units by 2030. Cheves Row Townhomes, six units built to echo the neighborhood's historic architecture, had their ribbon cutting on April 2, 2026.

If you're still choosing where to land, our Best Areas to Live in Florence, SC guide breaks down what each part of town actually feels like day to day.

Where to Eat Downtown

Skip the drive-thru on the corridor and walk it instead:

Julia Belle's

Family-owned Southern cooking known for shrimp and grits, chicken and waffles, and its $7.99 Blue Plate Special. It started in a mule barn at the Pee Dee State Farmers Market in 2014 and has since moved to a larger space at Interstate Crossings, just off I-95 on W. Lucas Street. Open for lunch and dinner, Monday through Saturday.

Elliott's BBQ Lounge

James Beard Award-nominated chef Elliott Moss grew up in Florence before building his reputation in Asheville, North Carolina, at The Admiral and the nationally recognized Buxton Hall Barbecue. In 2025, he moved home and opened a whole-hog barbecue restaurant at 551 W. Lucas Street, smoking meat over pecan wood beside the dining room. It's one of the most talked-about restaurant openings in Florence in years.

Hungry for more?

See our full things to do in Florence guide for dining, events, and more across both hubs.

Who Florence Actually Works For

Families

Families gravitate toward the balance of a tight-knit community feel and solid outdoor infrastructure, including Jeffries Creek Park, 55 wooded acres between Edisto Drive and DeBerry Boulevard with nature trails and a shaded playground, one of the only fully shaded playgrounds in the city's park system.

Young Professionals

Young professionals are increasingly drawn downtown for walkable living and a short commute to the corridor's employers. Wilson High School, part of the same public school system many of their kids will attend, is the only school in Florence County authorized to offer the International Baccalaureate Diploma Programme, a distinction it's held since 1996.

Retirees

Retirees are drawn by the region's medical infrastructure, McLeod Health and MUSC Health Florence Medical Center both have a real presence here, plus a lower-than-average cost of living. South Carolina fully exempts Social Security and military retirement pay from state income tax, and offers additional retirement-income deductions worth understanding before you move. For the full, current breakdown of South Carolina's retirement tax rules, property tax exemptions, and what they mean for your specific situation, see our complete guide to Florence, SC taxes and retirement benefits. This is general information, not tax advice, consult a licensed South Carolina tax professional for your own numbers.

The Housing Boom, In Brief

Florence's housing market has been one of the more resilient corners of the Pee Dee. Median home prices are up year over year even as the wider region cools. For the full numbers, see our Florence, SC Housing Market 2026 report, and for a neighborhood-by-neighborhood breakdown, see our Best Areas to Live in Florence, SC guide.

The 2-Hour Rule

Florence sits at the crossroads of I-95 and I-20, which puts a surprising amount within reach without a flight. Myrtle Beach is about 90 minutes away. Charleston and Charlotte are each roughly 2 hours. That's close enough for a day trip in any direction, without giving up the lower cost of living that comes from not living in any of those three cities.

Why the Two Hubs Matter

Florence isn't torn between being a highway stop and a hometown. It's built to be both at once, and that's rarer than it sounds. The corridor keeps daily life convenient and the job base steady. Downtown keeps the identity intact. Understanding which hub you're in, and what each one is actually for, is the fastest way to get Florence right.

Planning a move? Start with our Moving to Florence, SC: What You Should Know guide, then dig into the 2026 cost of living numbers.

FLORENCE STORIES | HelloFlorenceSC

Know your city. Enjoy your city.

Sources

  • South Carolina Department of Commerce, "GE Healthcare Expanding Its Florence County Operations"; FCEDP.com, GE HealthCare and headquarters/offices pages
  • FCEDP.com, "Headquarters and Corporate Offices" (ACS Technologies, Assurant)
  • City of Florence, Downtown Florence 2030 master plan (adopted June 12, 2023)
  • The Post and Courier, "New downtown townhomes open on Florence SC's W Cheves Street," April 2026
  • City of Florence Parks & Recreation, Jeffries Creek Park facility listing
  • Florence One Schools / International Baccalaureate Organization, Wilson High School IB authorization records
  • AARP, "South Carolina State Taxes: What You'll Owe in 2026"; SC Department of Revenue, 2025 SC1040 Instructions
  • Avalara, 2026 Florence, SC combined sales tax rate
  • Travelmath / Air Miles Calculator, driving distances Florence–Myrtle Beach, Florence–Charleston, Florence–Charlotte
  • The Post and Courier, "A James Beard-nominated chef came home to launch a Florence barbecue restaurant," March 2026
  • Julia Belle's, Yelp business listing (current address/hours)

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