MYRTLE BEACH AREA REAL ESTATE – MARKET UPDATE

September 2026

The Myrtle Beach area real estate market is not falling apart, but it is becoming more selective. After 32 years of experience navigating changing economies and real estate cycles, I believe we are entering a period where sellers need to be more strategic, realistic about pricing, and aware that waiting does not always lead to a better outcome.

This is not a doom-and-gloom message. Good homes in desirable locations are still selling, buyers are still active, and the Coastal Carolinas remain an attractive place to live, vacation, and invest. However, the easier market we experienced in recent years, when sellers could price aggressively and wait for buyers to catch up, has changed.

Today, success depends more on price, condition, location, and overall value.

Big Picture: Real Estate Activity Is Becoming More Selective

The latest CCAR/MLS market data shows that resale activity continues across both the single-family and condominium markets. However, buyers are taking more time, comparing more properties, and paying closer attention to value.

Single-Family Homes: The resale market remains active, particularly for well-maintained homes in desirable neighborhoods that are priced appropriately for current market conditions.

Condos: Buyer demand remains, but the condo market is facing more challenges than the single-family market, especially for properties purchased primarily as investments.

Pending Sales: Pending contracts show that buyers are still making decisions, but they are increasingly willing to move on from properties they believe are overpriced, outdated, or difficult to justify financially.

Closed Sales: Transactions are still taking place. The difference is that buyers now have more choices and are negotiating more carefully than they did during the peak of the market.

What I continue to see in the market is straightforward: the right property at the right price can still sell. Properties that struggle are often those priced according to yesterday's market rather than today's buyer expectations.

Prices: The Market Is Sending Signals

Single-family resale prices have remained relatively strong, while condo pricing is showing greater sensitivity to changing market conditions. The condo market deserves particular attention.

Single-Family Homes: Prices have generally held up better, especially in desirable locations and for homes that are well maintained. However, resale sellers are competing directly with new construction. Builders can offer incentives such as closing-cost assistance, financing options, upgrades, and other concessions that can make a new home more attractive to buyers.

Condos: Condo owners are facing a more challenging combination of factors, including rental income pressure, rising ownership costs in some communities, HOA expenses, insurance costs, higher financing costs, and increased buyer price sensitivity.

Pricing Strategy: There is less room today to simply "test the market" with an aggressive asking price. A property that starts too high can miss its most important window of buyer attention, particularly during the first few weeks on the market.

If interest rates remain elevated and inventory continues to increase, we could see additional pricing pressure in some segments over the coming months. That does not mean every property will decline in value. It does mean sellers should consider fair, evidence-based pricing from the beginning.

Inventory and Competition Are Changing the Market

Higher interest rates can reduce affordability and slow buyer urgency. As homes take longer to sell, inventory can increase, giving buyers more options and potentially creating more negotiating leverage.

For resale homeowners, competition from new construction is particularly important.

Builders do not necessarily have to reduce their advertised prices to compete. Instead, they may offer closing-cost assistance, upgrades, financing incentives, or other concessions that improve the overall value for the buyer.

That means resale properties need to compete on overall value, not simply square footage or what a nearby property sold for several months ago.

If you own a quality single-family home in a desirable location, that is still a strong starting point. But preparation and presentation matter. Professional photography, repairs, staging, marketing, and realistic pricing can make a significant difference.

The goal is not simply to get your property listed.

The goal is to get it chosen.

Condos: A Conversation Worth Having

I want to be measured when discussing the condo market, but I also believe condo owners, particularly those relying on rental income, need to take a close and honest look at the numbers.

In parts of the market, rental income has faced pressure while operating expenses, insurance, HOA fees, financing costs, and competition continue to affect profitability. At the same time, the condo resale market is operating in a more price-sensitive environment than many owners have experienced in the past.

For an owner whose condo is producing negative cash flow, the question is not only:

"Will the value come back?"

It is also:

"What is it costing me every month while I wait?"

Future appreciation is never guaranteed, and a potential gain years from now may not offset ongoing negative cash flow, carrying costs, and additional price reductions.

That does not mean every condo owner should sell. Some owners have strong rental performance, manageable expenses, a long-term investment strategy, or simply enjoy owning the property.

However, if you have been considering selling, it may be worth evaluating your property's current market value and financial performance now rather than waiting for conditions to potentially become more challenging.

What This Means for You

If You're Thinking About Selling

  • Price your property based on current competing listings, recent sales, buyer demand, and condition—not simply on what you hope the market will do next year.
  • If you own a condo experiencing declining rental income or negative cash flow, consider getting a current value analysis and reviewing your options.
  • Prepare your property to compete. Clean presentation, necessary repairs, staging, professional photography, and realistic pricing can all make a difference.
  • Avoid assuming you can simply overprice now and reduce the price later. The first few weeks on the market are often an important opportunity to capture serious buyer attention.

If You're Thinking About Buying

  • You may have more choices and negotiating opportunities than buyers had during the hottest years of the market.
  • Look beyond the purchase price. Consider monthly payment, location, condition, insurance, HOA costs, and long-term suitability.
  • You do not necessarily need to predict the exact bottom of the market. Focus on finding the right property at a price and payment that make sense for your situation.
  • If interest rates are a concern, talk with a trusted lender about available financing options and how your strategy could change if rates move in the future.

My Bottom Line

I am not predicting a crash, and I do not have a crystal ball. What I do have is 32 years of experience watching real estate markets change.

Right now, the market is giving us signals worth paying attention to.

Higher interest rates, changing buyer behavior, competition from new construction, softer condo fundamentals, and greater sensitivity to price are creating an environment where strategy matters more than ever.

Whether you are considering selling, buying, holding an investment property, or simply wondering what your home or condo is worth in today's market, I would be happy to prepare a personalized market analysis and discuss your options.

The market may be changing, but opportunities are still available for buyers and sellers who understand the conditions and make informed decisions.