Why Now Is a Good Time to Sell
The buyers are already here.
And more are coming.
Your Buyer Pool
Your buyer already exists. They just don't know about your property yet.
Chapter 3 runs paid campaigns targeting the top six inbound migration states putting your listing in front of buyers who are actively planning a move to the Grand Strand, not just browsing Zillow.
Grand Strand Market · 2026
Price it right.
The data is clear.
Best Time to List
Spring listings sell faster and closer to ask.
The Pricing Penalty
Overpricing doesn't just delay a sale. It costs money.
2026 Market Reality
Myrtle Beach is a buyer's market.
Honest pricing wins.
As of 2026, the Grand Strand has approximately 4.5 months of supply for single-family homes (condo inventory runs higher at around 9.5 months), an average of 103 days on market for homes not priced and marketed correctly, and a 96% sale-to-list ratio. Sellers who price accurately and market well are still closing quickly. Sellers who overprice are sitting for months, then chasing the market down.
The best selling window is February through July. Listings launched in late winter see the most showings and the fastest offers. Understanding this market clearly is step one of every Chapter 3 listing.
See What My Home Is Worth →The Cost of Overpricing
Homes that sit longer than 30 days sell for an average of 4 to 6% less than homes priced correctly at launch.
On a $350,000 home, that's $14,000 to $21,000 in lost proceeds plus 47 more days on market and a buyer pool that assumes something is wrong. Pricing is not a starting point you negotiate down from. It's the single most consequential decision in your sale.
Why Chapter 3
High-tech. One dedicated agent. Total accountability.
Most Myrtle Beach brokerages list your home and wait. Chapter 3 runs your sale like an investment with data-driven pricing, investor-grade marketing, and a single agent accountable from first showing to funded close.
One dedicated agent handles your transaction
No handoffs. No "your agent is unavailable." One Chapter 3 agent is assigned to your listing from day one and sees it through to close. You have one number, one email, one person who knows your property inside and out.
Built for remote sellers
Weekly written and video market updates. Digital showing scheduling. E-sign agreements. Remote online notarization. You never have to fly down to close a deal.
Investor-grade analysis
Every listing gets a full NOI, cap rate, and STR revenue projection. This turns STR-eligible and income-producing properties into quantified investment opportunities not just listings.
Local + out-of-area reach
Most Myrtle Beach buyers come from NY, NJ, NC, PA, OH, and DC. Our paid campaigns target those markets directly not just the local MLS and Zillow syndication every other agent relies on.
Commission transparency
Post-NAR settlement, every fee is negotiable and disclosed in writing. We explain your options before you sign anything. No surprises at the closing table.
No passive listings
If your home is not generating showings in 14 days, we re-evaluate together. Showing feedback, market repositioning, and honest pricing conversations not silence.
How We Sell
Our 7-step selling process.
Strategy Call
A 20-minute call where we learn your goals, timeline, and property specifics. Out-of-state sellers do this by phone or video. This call determines everything that follows, including whether a pre-listing repair run makes financial sense in your specific sub-market.
Custom CMA and Pricing Plan
Full comparable sales analysis using Coastal Carolinas Association of REALTORS data, active competition, expired listings, and your property's specific features. You get a pricing range with the reasoning behind it, not a single "list at this" number. We also complete the SC Residential Property Condition Disclosure together.
Pre-Listing Prep and Presentation
We walk the property (in person or via video call) and give you a targeted prep list. We focus on items a home inspector will flag, cosmetic items with measurable return, and condition-of-systems items that affect appraisal. No over-improvement. Professional photography, drone, and twilight scheduled and coordinated by us.
Marketing Launch: The First 7 Days
The first seven days are the highest-traffic window of any listing. MLS live, Zillow/Realtor.com syndication, targeted paid social to the Northeast and Midwest feeder markets, and direct outreach to our buyer database and active buyer agents. If you're not getting showings in 14 days, we have a conversation not a silence.
Showings, Feedback, and Repositioning
Every showing generates written feedback delivered to you within 48 hours. We re-evaluate pricing and marketing weekly. You never go more than 7 days without a market update. If the data says reposition, we tell you before you lose another 30 days chasing a price point the market won't support.
Offer Negotiation and Acceptance
We evaluate every offer on six dimensions: price, financing strength, inspection contingency scope, closing timeline, buyer-broker compensation request (post-NAR settlement, now separately disclosed), and repair credit asks. A clean 97%-of-ask offer with a strong buyer is often better than a 100% offer with risk. We walk you through the math.
Closing With Your South Carolina Attorney
South Carolina is a mandatory attorney state. A licensed SC attorney conducts the title search, manages escrow, and records the deed. Closings typically take 30 to 45 days from accepted offer. Remote online notarization is available for out-of-state sellers in most transactions. We coordinate between your attorney, the buyer's side, and your lender (if applicable) so there are no surprises at the table. You sign; you get wired.
How We Market Your Home
A marketing plan built for where your buyer actually lives.
Most Myrtle Beach listings get MLS and Zillow. Every Chapter 3 listing gets a targeted buyer acquisition campaign because the buyer for your oceanfront condo is probably in New Jersey, and the buyer for your Carolina Forest home is probably in Charlotte. We go where they are.
Start the Conversation →Your Situation
We sell for sellers like you.
Out-of-State and Remote Sellers
"I haven't been down in two years. How do I even start?"
You own a piece of the Grand Strand from 800 miles away. You know the market has shifted. You're not sure what it's worth now and you've never sold from out of state before.
Chapter 3 handles everything on the ground: lockbox, photography coordination, showings, inspection access, and closing prep. You'll never need to book a flight. SC law permits remote online notarization and electronic signature on all listing and closing documents in most transactions.
- →Weekly video market updates so you see exactly what buyers see
- →SC non-resident seller withholding (7%) explained before closing, not at it
- →Power of Attorney prep coordinated with closing attorney if needed
SC Non-Resident Withholding
South Carolina closing attorneys are required to withhold 7% of recognized gain for individual non-resident sellers (5% for entities) and remit it to the SC Department of Revenue at closing.
This is a significant surprise for many out-of-state owners who discover it at the closing table. We explain it during your pricing consultation so you can plan around it. The withheld amount is credited against your SC income tax liability and is not an additional tax.
South Carolina Seller Costs
Know your net before you list.
South Carolina sellers face a specific set of closing costs that differ from most markets. Before you list, we walk through every fee that applies to your specific sale so you know exactly what you will walk away with.
Your Actual Net, Before You List
We tell you exactly what you will walk away with.
Before you list, a Chapter 3 agent will walk through every fee that applies to your specific property: deed stamps, attorney fees, HOA estoppel, non-resident withholding if applicable, commission, repair credits, and your mortgage payoff. You will know your real net number before you sign anything.
No obligation. Real estate commissions are negotiable.
Seller FAQ
Every question sellers ask us. Answered honestly.
Myrtle Beach's market has specific mechanics most sellers discover too late. These answers cover what you'll need to know before you list.
Get My Free Home Value Report →What is my Myrtle Beach home worth in 2026?
Your home's value depends on property type, exact location, condition, floor or view if applicable, and recent comparable sales in your specific neighborhood or building. As of 2026, median single-family prices in the Grand Strand range from approximately $328K to $385K, while condos range from $228K to $240K. Oceanfront units command significant premiums. The most accurate way to know is a Comparative Market Analysis from a local listing agent Zillow and Redfin AVMs are routinely off by 10 to 25% in Myrtle Beach's segmented condo and condotel market because they cannot account for view, floor, building amenities, rental program status, or HOA financial health.
Is Myrtle Beach a buyer's or seller's market right now?
Myrtle Beach is a buyer's market in 2026. SFH inventory sits at approximately 4.5 months of supply (condos run around 9.5 months), average days on market run 103 days for properties not priced and marketed correctly, and the sale-to-list ratio is around 96%. Sellers who price accurately and market well are still closing. Overpricing by 5 to 10% is the single most common and costly mistake in this market.
When is the best time to sell a house in Myrtle Beach?
February through July is historically the strongest selling window in Myrtle Beach. Peak buyer activity runs March through June. Listings launched in late winter typically see more showings, faster offers, and better list-to-sale ratios than fall and winter listings. Vacation buyers tour in spring, retirees often plan summer moves, and families want to close before the school year starts.
How long does it take to sell a house in Myrtle Beach?
The market average is 103 days on market. That number reflects homes that sit because of overpricing or weak marketing. Well-priced, well-presented homes in the right sub-market regularly sell in 30 to 60 days. Condos take longer on average due to higher inventory at around 9.5 months supply. Pricing it correctly from day one is the single biggest factor in how fast your home sells.
Can I sell my Myrtle Beach home from out of state without flying down?
Yes. South Carolina permits e-signature on listing agreements and remote online notarization in most residential transactions. Your closing attorney can prepare a Power of Attorney if needed. We coordinate photography, lockbox, showings, repairs, and inspection access. You receive weekly written and video market updates. The vast majority of our listings are from out-of-state owners who never need to travel for the sale.
What are the closing costs for sellers in South Carolina?
South Carolina sellers typically pay: deed stamps at $3.70 per $1,000 of sale price; seller's attorney fees typically $500 to $1,200; pro-rated property taxes; mortgage payoff and recording fees; any HOA estoppel or transfer fees ($100 to $400 at most Grand Strand HOAs); and the negotiated listing commission. Out-of-state sellers are also subject to 7% non-resident withholding on recognized gain (5% for entities), which the closing attorney is required to withhold and remit to the SC Department of Revenue.
Do I need an attorney to sell my house in South Carolina?
Yes. South Carolina is a mandatory attorney state. A licensed South Carolina attorney must conduct the closing, perform the title search, and record the deed. This applies whether the buyer pays cash or finances. We work with several experienced Grand Strand closing attorneys and can recommend one based on your transaction type.
How much commission do I pay to sell my home in 2026?
Real estate commissions are fully negotiable and not set by law. Following the August 2024 NAR settlement, sellers are no longer required to compensate the buyer's agent through the MLS. Sellers and listing brokers negotiate the listing-side commission separately. Any compensation offered to a buyer's broker is disclosed in writing and approved by the seller in advance. We explain every option and the trade-offs for your specific property and market conditions before you sign anything.
Do I have to pay the buyer's agent commission?
No. Post-NAR settlement, you decide if and how much to offer a buyer's agent at listing time or in response to specific offers. Many sellers in Myrtle Beach still choose to offer buyer-broker compensation as an incentive to widen their buyer pool. This is a strategic decision we walk through with you based on your property type and target buyer profile.
What is a CMA and how is it different from a Zillow Zestimate?
A Comparative Market Analysis is a price opinion prepared by a local listing agent based on recent comparable sales, active competition, expired listings, your home's specific features and condition, and current market dynamics. Zillow and Redfin estimates are algorithmic and routinely off by 10 to 25% in Myrtle Beach because they cannot account for view, floor, building amenities, rental program status, or HOA financial health. In a segmented coastal market, a human CMA is not just better it's the only reliable way to price correctly.
Should I sell my Myrtle Beach condo if I'm in a rental program?
Yes selling with active bookings is routine. Under South Carolina Code Section 27-50-250, the buyer takes title subject to existing vacation rental agreements for periods beginning within 90 days of deed recording. Bookings are typically transferred or honored, and rental income is pro-rated at closing. We package your rental history as an investment asset, not a complication, and target investor buyers who want yield data.
What do I need to disclose when selling a house in South Carolina?
South Carolina's Residential Property Condition Disclosure Act (SC Code Section 27-50-10) requires sellers to deliver a written disclosure based on actual knowledge before contract execution. This covers structure, roof, plumbing, electrical, HVAC, water systems, environmental hazards, prior repairs, and HOA matters. Knowing omissions or false statements can result in actual damages, court costs, and attorney fees, with a three-year liability window post-sale. Full transparency is always the safer and less expensive path.
What if I inherited a house in Myrtle Beach?
Inherited property sales are routine. The first step is confirming who has authority to sell typically the executor named in the will or a court-appointed administrator. We coordinate with your probate attorney, manage access and cleanout remotely, and price based on current market value. Capital gains on inherited property are generally assessed against the stepped-up basis at date of death, which often results in minimal tax for heirs. We recommend confirming this with your estate attorney or CPA before closing.
Should I make repairs before listing my Myrtle Beach home?
Strategic, not exhaustive, repair is the goal. Over-improvement rarely returns the investment in a buyer's market. We walk every property before listing and recommend a targeted prep list focused on three things: items a home inspector will flag, cosmetic items with high visual return (paint, flooring, entry landscaping), and condition-of-systems items that affect appraisal (HVAC, water heater age). We do not recommend speculative renovations in this market.
What happens if my home doesn't sell?
If your home is not generating showings or offers in the first 14 to 30 days, it is a pricing or marketing signal not a market problem. We re-evaluate weekly, share showing feedback transparently, and discuss repositioning options including price adjustment, marketing refresh, or a temporary withdrawal and relaunch. We do not run passive listings. If the data points to a pricing conversation, we have it before you lose another 30 days chasing a number the market will not support.
Get Your Free Home Value Report
What's your Myrtle Beach home worth in 2026?
A Grand Strand listing agent reviews your property, pulls full comparable sales data, and delivers a personalized pricing range with the reasoning behind it. No automated estimate. No obligation. Delivered within 24 hours.
Start Here
Tell us about your property.
Real estate commissions are negotiable and not set by law. No obligation.
Talk to Devin Directly
Questions before you commit to anything?
Call or text Devin directly. No scripts, no "let me have someone call you." Devin is the founder, the pricing strategist, and the person who picks up the phone.
What to expect on that first call
We listen. What are you trying to accomplish? What's your timeline? What do you already know about the market?
We give you honest market context not a pitch. If your timing is wrong or your price expectations don't match the market, we tell you that before you list.
We explain your options. Commission structure, buyer-side concessions, timing, prep. You decide. No pressure.
Common Questions
Frequently asked questions
How does Chapter 3 price my home?
With current, segment-specific market data, including comparable sales, days on market, and buyer demand, so you list at a number that actually moves rather than a guess.
Where do Myrtle Beach buyers come from?
A large share relocate from out of state, so marketing that reaches relocating and second-home buyers matters as much as local exposure.
What does it cost to sell with Chapter 3?
Commission and terms are discussed up front. Speak to a licensed agent for a straightforward breakdown for your situation.