Is Now a Good Time to Buy in Myrtle Beach?
What the 2026 Market Actually Looks Like.
Myrtle Beach Market Snapshot: Early 2026
Which Myrtle Beach Buyer Are You?
Buyer SegmentsMoving from NC, NY, NJ, PA, VA, OH, D.C., or Boston? We specialize in remote buyer workflows: video tours, virtual neighborhood walks, and post-close community onboarding.
Start your relocation plan →Del Webb Grande Dunes, Cresswind Market Common, Barefoot Resort, Murrells Inlet: we know the 55+ communities, amenity packages, and HOA financials.
See retirement communities →VA loans, Palmetto Heroes DPA ($10K), SC disabled-veteran property tax relief. Within driving range of Shaw AFB, Fort Jackson, Fort Liberty, and Camp Lejeune.
VA loan guide →SC Housing Homebuyer Program, Palmetto Home Advantage, FHA/USDA. Carolina Forest, Conway, and Longs offer the most accessible entry prices in Horry County.
Ask about first-time programs →Cherry Grove, Pawleys Island, Surfside Beach, Garden City. We know which buildings allow STRs, which have the best rental revenue, and where seasonal appreciation is strongest.
Second-home guide →STR zoning verification, DSCR modeling, cash-flow analysis, AirROI rental comps. We've built more investor tools than any other Grand Strand brokerage: published free.
Investor hub →Four Coastal Realities
Out-of-State Buyers Almost Always Miss.
Essential Reading
We built our reputation on telling buyers what other agents gloss over. These four topics cost out-of-state buyers real money when discovered after closing.
Insurance: Three Separate Policies, Not One.
Standard homeowners insurance (HO-3) does not include flood or fully cover wind/hail/hurricane damage. Most coastal buyers need three lines:
- HO-3 Homeowners: ~$373/month avg for $300K dwelling in Myrtle Beach
- Wind/Hail Policy: Hurricane deductible typically 2–5% of dwelling value
- NFIP Flood: ~$386/yr avg in MB; ~$476 NMB; ~$647 Surfside
~20% of Myrtle Beach properties carry some flood risk. For condo buyers: the master policy may cover the building: you still need HO-6 for your interior, usually under $400/year.
Condo Regime & HOA Fees: What $500–$900/Month Buys.
Oceanfront condo fees run $300–$900+/month: higher than inland buyers expect, because they bundle:
- Master policy: wind, hail, often flood for the entire building
- Building reserves: roof, elevator, HVAC, pool, parking structure
- Exterior maintenance in a saltwater environment
- Amenities: pools, lazy rivers, fitness centers, beach access
Special assessments in aging buildings can run $5,000–$50,000+ per unit. Also budget HOA transfer fee ($150–$500+) at closing plus your own HO-6.
STR Zoning: Why Most MB Homes Can't Be Airbnb'd.
Every week investors buy Myrtle Beach residential properties expecting to Airbnb them: then discover they legally can't.
The City of Myrtle Beach rule: STRs under 90 days are prohibited in every zone beginning with "R": virtually all residential neighborhoods. Only RMV allows it. Fewer than 30 homes citywide are grandfathered. Violations = criminal misdemeanor, fines up to $500/occurrence.
Where STRs are legal: Resort/commercial zones, oceanfront condo buildings in commercial overlay districts, and: crucially: unincorporated Horry County, North Myrtle Beach, Surfside Beach, and Murrells Inlet.
Flood Zones, FEMA Maps, and Elevation Certificates.
~20% of Myrtle Beach properties fall in a FEMA-designated flood zone. Zone category has a massive impact on insurance cost and financing requirements:
- Zone X: Minimal risk; flood insurance not required
- Zone AE: High risk; >1% annual chance; lender-required; higher premiums
- Zone VE: Coastal high-hazard; wave action; most expensive
An Elevation Certificate showing your property above Base Flood Elevation can dramatically lower flood insurance premiums. Request one for any AE or VE zone property.
Where Should You Buy on the Grand Strand?
Neighborhood GuideThe Grand Strand is a collection of distinct markets. Right neighborhood depends on lifestyle, investment goals, STR needs, and budget.
| Neighborhood | Best For | Price Range | STR Legal? | Key Notes |
|---|---|---|---|---|
Carolina Forest Master-planned, 9,000 acres | Families, Relocators | $280K–$550K | Verify by zone | Best schools in Horry County. ~30 sub-neighborhoods. Most popular relocation destination. |
Market Common Walkable, mixed-use | Retirees, Professionals | $300K–$650K | Verify by zone | Most walkable community. Cresswind 55+ section. Shops, dining, park on foot. |
Grande Dunes Gated luxury, 2,200+ acres | Luxury, Retirees | $450K–$3M+ | Verify by zone | Two golf courses, marina, private Ocean Club. Del Webb 55+. Top appreciation. |
North Myrtle Beach Cherry Grove, Ocean Drive | STR Investors, Families | $250K–$1.5M+ | ✓ More permissive | Business license + tax remittance. More STR-friendly than MB city. Channel homes strong for STR. |
Surfside Beach "The Family Beach" | Families, Second Homes | $250K–$800K | Permit required | Golf-cart lifestyle. Genuine beach access. Quieter than MB proper. |
Murrells Inlet Seafood Capital of SC | Retirees, Boaters | $250K–$900K | County jurisdiction | Waterway dining, boating lifestyle. Growing retiree market. |
Pawleys Island "Arrogantly Shabby" | Second Homes, Luxury | $350K–$3M+ | Verify by property | Historic barrier island. No high-rises. Strong second-home market. |
Conway Historic inland town | First-Time, Value | $180K–$380K | County rules apply | Most affordable in metro. Historic downtown. Strong workforce rental demand. |
Longs / Loris Emerging value corridor | Entry-Level, BRRRR | $180K–$320K | County rules apply | New construction under $300K. County STR rules (more permissive). 25–30 min from beach. |
STR Disclaimer: The STR Legal column is a general guide. Always verify the specific address and current zoning before purchasing. Rules change: ask us before you offer.
First-Time Buyer Programs for Myrtle Beach in 2026.
SC Housing Programs30-year fixed with forgivable DPA at 0% interest. FHA, VA, USDA, Conventional options. Forgiven over 15 years.
First-time and repeat buyers. Statewide income cap $137,500. Up to 4% forgivable DPA over 10 years. 640 min credit score.
$10,000 forgivable DPA plus a reduced-rate mortgage for qualifying professionals. One of the strongest SC buyer incentives.
Annual federal tax credit up to $2,000 (30% of mortgage interest). Can be combined with other SC Housing programs. Applies for life of loan.
Every Specialty. Under One Roof.
Full Service MenuReady to Start Your Chapter 3 in Myrtle Beach?
One conversation is enough for us to understand your situation and tell you exactly where to focus your search. No pitch, no pressure.
Common Questions
Frequently asked questions
What does Chapter 3 do for home buyers?
Local guidance from search through closing, help identifying down-payment assistance programs, and data-backed insight on neighborhoods and pricing.
Are there first-time buyer programs in Myrtle Beach?
Yes. South Carolina offers housing and down-payment assistance programs, and some lenders offer their own. Eligibility depends on income, price, and location.
How many homes will I need to see before buying?
Chapter 3 uses MLS data to pre-match listings to your criteria, which typically reduces the number of showings needed to find the right home.