Why the Myrtle Beach Area Stands Out

The Myrtle Beach area — stretching from North Myrtle Beach and Conway to Surfside Beach and the broader Grand Strand — has become one of South Carolina’s most distinctive coastal real estate markets. Whether you’re buying, selling, or investing, understanding what makes this area unique can help you identify smart opportunities and make well-timed decisions.

Affordability Compared to Other Coastal Markets

One of Myrtle Beach’s biggest advantages is its relative affordability. Compared with higher-priced South Carolina coastal markets like Charleston or Hilton Head, home prices here tend to be significantly lower. Buyers often find they can purchase a larger home with golf course or coastal access for the same price as a smaller property elsewhere.

Beyond real estate, the cost of living is notably lower. Housing, groceries, and utilities are generally more affordable, which appeals to a wide range of residents — from young families and first-time buyers to retirees and remote professionals looking to balance lifestyle with budget.

Lifestyle and Tourism Drive Demand

Myrtle Beach is more than a place to live — it’s a full-scale lifestyle destination. Stretching across 60 miles of beaches, the area attracts millions of visitors each year with its exceptional golf courses, waterfront entertainment, and family-friendly attractions. This thriving tourism economy supports strong short-term rental demand, creating excellent potential for investors pursuing income through vacation and seasonal rentals.

With tourism spending generating billions annually, Myrtle Beach continues to pair leisure-based appeal with long-term market stability.

Strong Investment Fundamentals

Even amid broader national market shifts, Myrtle Beach continues to show strong real estate fundamentals. Rental occupancy rates remain high across the region, reflecting ongoing population growth and demand for multifamily housing. Developers have also moderated new construction levels, helping balance supply and pricing.

Unlike some luxury-dominated coastal areas, Myrtle Beach offers more accessible entry points for investors. The diversity of properties — from oceanfront condos and golf course villas to single-family homes — ensures a steady pipeline of opportunities for short-term rentals, long-term leasing, and resale value appreciation.

A Diverse Buyer Base and Market Stability

One of the most defining traits of the Myrtle Beach market is its diversity of buyers. The area attracts retirees seeking mild winters and leisure living, investors drawn by strong rental performance, and lifestyle buyers relocating from high-cost states for more space and better value.

This balance among buyer types adds resilience to the market. A substantial percentage of purchases are all-cash, reflecting migration from higher-priced metros where buyers often sell properties and reinvest along the Grand Strand. That steady inflow of equity helps strengthen market health through both strong demand and stable ownership trends.

A Balanced Market for Buyers and Sellers

After several years of rapid price escalation, the Myrtle Beach real estate scene has evolved into a more balanced environment. Inventory levels have grown modestly, giving buyers more negotiating room, while sellers benefit from sustained demand and a broader pool of qualified buyers.

This middle ground favors both sides — a healthy pace of sales supported by realistic pricing and strong market fundamentals rather than short-term surges. It’s an ideal moment for both strategic listing and informed purchasing.

Lifestyle Amenities and Accessibility

Part of what keeps demand strong along the Grand Strand is its combination of lifestyle amenities and easy access. Myrtle Beach International Airport sits minutes away from most residential communities, while major highways like 17 and 501 connect residents to Charleston, Wilmington, and inland South Carolina.

Neighborhoods such as Market Common offer a walkable mix of shops, dining, and entertainment. Across the region, buyers can enjoy golf courses, marinas, parks, and pristine beaches within minutes of their front door — a convenience few coastal markets can match.

Whether you’re exploring your first purchase or expanding your property portfolio, the Myrtle Beach area represents a coastal market with both short-term appeal and lasting value. Partnering with an experienced local real estate professional ensures that you navigate opportunities smartly and with confidence.

About Greg Harrelson

Greg Harrelson is a seasoned Realtor® with more than 30 years of experience serving the Myrtle Beach and Grand Strand markets. As the founder of Century 21 The Harrelson Group, Greg has built his career helping buyers, sellers, and investors achieve success in every corner of the coastal Carolina real estate market. His expertise spans residential homes, investment properties, land development, and coastal condos. Known for his deep local knowledge, innovative marketing strategies, and commitment to personal service, Greg consistently helps clients reach their real estate goals while navigating the ever-changing market with confidence and precision.

From where I’m standing on the ground, the Myrtle Beach market is quietly gaining momentum. On paper, the data reflects a more balanced, normalized market compared to the past few years—but what I’m seeing day to day tells me we’re nearing an inflection point. Buyers are re-engaging, and activity is building beneath the surface.

Big Picture: Steady Activity at a More Normal Pace

Closed Sales

• Over the last 12 months, single-family home sales are up 2.5% year over year (10,199 vs. 9,947).

• Condo sales are down 4.0% (4,508 vs. 4,696).

Pending Sales

• Single-family pendings are up 2.3% year to date.

• Condo pendings are down slightly (-3.1%), reflecting normalization rather than weakness.

My take:
The data shows stability—but what I’m seeing tells a deeper story. Our phones are ringing more. Website traffic is up. Buyers who’ve been waiting are now scheduling showings and getting serious. Momentum is clearly building.

Pricing: Single-Family Gains, Condos Finding Their Footing

• Single-family median price: Up 3.5% year over year to $366,555
  (YTD median: $365,000, up 1.4%)

• Condo median price: Down 1.2% year over year to $247,000
  (YTD median: $239,000, down 3.6%)

• Average prices:

  • Single-family: Up 1.0% to $431,593

  • Condos: Up 6.8% to $297,766

My take:
Single-family homes continue to hold and gain value. Condos softened slightly over the past year, but I’m seeing early signs that inventory growth has stopped and may begin to decline. If that happens, supply tightens and upward pressure on pricing follows.

Inventory & Market Speed

Active Inventory

• Single-family: 3,615 listings (flat year over year, +0.5%)

• Condos: 3,103 listings (+5.8% year over year)

Months of Supply

• Single-family: 3.9 months (down 2.5% year over year)

• Condos: 7.6 months (up 10.1%), creating a buyer-friendly condo market—for now

Days on Market

• Single-family: 118 days (+0.9% year over year)

• Condos: 137 days (+13.2% year over year)

My take:
These are trailing indicators. While condo inventory increased earlier, current activity suggests that growth has leveled off. As buyer demand continues to rise, inventory will begin tightening again.

Showings & Buyer Activity – Myrtle Beach Area

• Myrtle Beach:
  5,128 showings across 2,913 listings
  (~1.8 showings per listing)

• Nearby Coastal Submarkets

  • North Myrtle Beach: 1,745 showings | 944 listings | ~1.8 per listing

  • Murrells Inlet: 1,274 showings | 498 listings | ~2.6 per listing

  • Surfside Beach: 588 showings | 262 listings | ~2.2 per listing

My take:
Buyer traffic is real—and increasing. We’re setting more appointments than we were even 60 days ago. Buyers are calling, touring homes, and preparing to act.

Interest Rates: The Missing Catalyst

Mortgage rates have dropped below 6% for the first time since 2022. That’s a meaningful shift. Improved affordability is pulling buyers off the sidelines, and I believe this rate movement will help ignite stronger activity heading into Q1 2026.

What This Means for You

If you’re thinking about selling:

• Now is the time to position your home ahead of increased buyer demand.

• Pricing within the market—not above it—remains critical.

• Proper preparation, staging, and marketing will matter even more as inventory tightens.

If you’re thinking about buying:

• The window is narrowing as rates improve and buyer competition increases.

• This is the best buying environment we’ve seen in over two years—especially for condos—but it may not last.

Bottom Line

November’s numbers reflect a balanced, stable market. But daily activity tells me we’re on the front edge of something stronger. Buyers are ready. Rates are down. Momentum is building.

If you’ve been considering a move, now is the time to talk—before the market shifts again.

Curious what these trends mean for your specific property or neighborhood?

Reply to this email, call or text me, or request a no-pressure, customized market update for your home or investment property. I hope you find these updates helpful, and I’d love the opportunity to earn your business whenever you need an experienced real estate professional.

Family-Friendly Communities Near Top Schools in Myrtle Beach, SC

Myrtle Beach isn’t just a vacation destination it’s a thriving place to raise a family, build long-term wealth, and enjoy coastal living year-round. Whether you’re relocating with children, selling a home, or investing in residential real estate, understanding the most desirable family-oriented neighborhoods near top schools can make all the difference in your decision.

Explore the best communities around Myrtle Beach that offer excellent education options, safe environments, amenities designed for families, and strong investment potential.

Carolina Forest – Suburban Comfort & Top Schools

Often considered the number one choice for families in the Myrtle Beach area, Carolina Forest blends existing homes and new construction with mature landscaping, parks, and plenty of outdoor space. It’s one of the most family-oriented master-planned communities in the region.

Why families love it:

• Highly rated schools such as Carolina Forest Elementary and Ten Oaks Middle School within the Horry County School District.
• Wide variety of homes from affordable townhomes to custom builds.
• Community amenities: parks, playgrounds, trails, pools, and youth sports fields encourage active lifestyles.
• Convenient location near shopping, dining, and just a short drive to the beach.

Ideal for young families seeking space, school quality, and a traditional suburban feel.

The Market Common – Walkable Living with School Access

For buyers who want a walkable, vibrant neighborhood with family-friendly charm, The Market Common delivers. Built on a former Air Force base, the area offers a unique blend of residential comfort and urban vitality.

Highlights:

• Strong school options nearby, with access within the Horry County system.
• Parks, plazas, and sidewalks make it easy for kids to bike, walk to friends’ houses, or join community events.
• Close proximity to playgrounds, movie theaters, cafés, and family-friendly dining.

Great for families who want community life close at hand and appreciate an active outdoor lifestyle.

Grande Dunes – Luxury, Security & Top Schools

If your priorities include resort style living with excellent educational access, Grande Dunes is one of the Grand Strand’s most prestigious communities.

Why this community stands out:

• Private beach access, marina, golf courses, and club facilities perfect for active family life.
• Gated and secure environment with upscale homes and landscaped streets.
• Top-tier schools nearby and a close-knit community feel that appeals to families and frequent visitors alike.

Best suited for buyers seeking luxury homes with exceptional local amenities and solid long-term value.

Forestbrook – Affordable, Spacious & Family-Oriented

For budget-savvy families, Forest brook represents a hidden gem with spacious lots and a suburban feel just minutes from Myrtle Beach’s conveniences.

Benefits:

• Affordable housing compared to some coastal neighborhoods, without sacrificing quality of life.
• Highly regarded schools such as Forest brook Middle, and larger yard spaces for outdoor play.
• Short commutes to shopping, parks, and entertainment.

Perfect for first-time homebuyers and families who want value near good schools.

Surfside Beach – Coastal Living with a Family Focus

Surfside Beach is affectionately known as the “Family Beach” for its relaxed, seaside atmosphere and welcoming community feel.

Perks for families:

• Access to highly rated schools like St. James High School, within the Horry County School District.
• Beach access just steps away, great for kids and family weekends.
• Community parks and local shops, giving residents a small-town vibe.

Ideal for those who value coastal living without sacrificing quality of education and community engagement.

When buyers, sellers, and investors explore coastal South Carolina real estate, two lifestyles often come up in conversation: Beach living versus Inlet living. Both offer stunning natural beauty and strong market potential, but they appeal to very different tastes, priorities, and long-term goals. Let's try to determine which coastal community best fits your vision for life by the water.

Beach Living: The Classic Coastal Experience

“Beach” communities in South Carolina—like Myrtle Beach, Surfside Beach, and North Myrtle Beach—provide quintessential shoreline living. These areas are defined by miles of sandy shoreline, walkable Piers jetting out into the ocean, and a blend of year-round residents and seasonal visitors.

Lifestyle & Appeal

• Sun, Sand, & Surf: Easy daily access to beaches attracts people who love swimming, sunbathing, fishing, and beach walks.
• Vibrant Energy: Beach towns tend to be lively, with plenty of restaurants, shops, attractions, and entertainment options close to the water.
• Vacation Vibe: Many homes and condos cater to vacation rental demand—great for investors looking for rental income. Check out our short-term rentals condo page.

Real Estate Snapshot

• Myrtle Beach Home Values: Average home values around $316,000 and median listings near $275,000–$280,000, giving buyers relatively affordable beach access compared with other U.S. coastal cities.
• Investment Potential: Beachfront and near-beach condos remain in strong demand for short-term rentals due to tourism traffic, though pricing and competition vary by season.

Best For:

• Buyers seeking an active beachfront lifestyle
• Investors targeting vacation or rental properties
• Sellers looking for homes in high-traffic, desirable locations

Inlet Living: Peace, Nature & Lowcountry Charm

“Inlet” communities:  Cherry Grove Channel Homes -- and most notably Murrells Inlet, located just south of Myrtle Beach—offer a more laid-back coastal feel. Rather than pounding surf, these areas highlight marshlands, estuaries, boat access, and a slower way of life.

Lifestyle & Appeal

• Waterfront Serenity: Murrells Inlet and similar locales are known for tidal creeks, salt marsh scenery, and tranquil boating opportunities.
• Culinary & Cultural Identity: Murrells Inlet is nicknamed the Seafood Capital of South Carolina, anchored by the Marsh Walk—a waterfront boardwalk with restaurants, live music, and sunset views. 
• Proximity, Without the Chaos: You're close to major amenities and beach access yet feel a world away from tourist crowds.

Real Estate Snapshot

• Home Values: Average home prices in Murrells Inlet tend to sit higher than the broader Myrtle Beach area, often reflecting waterfront and lifestyle premium homes. Local estimates suggest median or average values late 2025.
• Higher Ownership Rates: The area’s homeownership rate is strong—well above national averages—which reflects its appeal for primary residences and long-term stays.

Best For

• Nature lovers and boating enthusiasts
• Buyers seeking a quieter neighborhood feel
• Sellers targeting buyers who value laid-back coastal living

Who Should Choose Which?

Choose a Beach Community if…

• You want immediate ocean access and daily beach lifestyle.
• You’re serious about rental income or vacation-oriented investments.
• You enjoy bustling social scenes, restaurants, nightlife, and entertainment.

Choose an Inlet Community if…

• You prefer peaceful surroundings with water views that aren’t just sand and surf.
• You love kayaking, boating, fishing, and estuary ecosystems.
• You envision a primary residence where community and quality of life top social hustle.

Final Thoughts: Match Your Goals with the Right Coastline

Whether you’re drawn to the energy of sun-splashed beaches or the calm of moss-draped inlets, coastal South Carolina delivers distinct experiences with real estate opportunities for every lifestyle. If you’re seeking excitement, walkable amenities, and rental appeal, beach towns like Myrtle Beach have proven allure. But if your priority is tranquil, nature-rich living with exquisite local culture, inlet communities like Murrells Inlet rank high on many buyers’ wish lists.

The Grand Strand stretching more than 60 miles along South Carolina’s Atlantic coast isn’t just a vacation destination it’s one of the Southeast’s most dynamic real estate markets. From oceanfront condos to charming Lowcountry cottages and luxury estates, the variety of home styles here appeals to a broad spectrum of buyers and investors. Understanding how architectural style influences resale value can help you make smarter buying, selling, or investing decisions.

Coastal & Beachfront Homes: The Crown Jewel of the Grand Strand

Coastal homes ranging from direct oceanfront estates to second-row beach houses are among the most sought-after properties in the market. These residences offer unparalleled views, lifestyle appeal, and high demand among vacation buyers and retirees.

Resale Value Drivers

• Proximity to water: Homes just steps from the Atlantic typically command higher price premiums and sell faster.
• Lifestyle appeal: Buyers pay more for unobstructed views, ocean breezes, and easy beach access.
• Rental income potential: These properties can generate strong short-term rental returns increasing both cash flow and resale appeal.

Best for: Investors, vacation home buyers, luxury market sellers.

Single-Family Suburban & Traditional Homes

Spacious single-family homes dominate many Grand Strand neighborhoods from Carolina Forest and Conway to Murrells Inlet and Market Common. These homes often feature traditional designs with functional floor plans, garages, and yards a strong fit for families.

Resale Value Drivers

• Family-friendly layouts: Open floor plans, multiple beds/baths, and outdoor space boost appeal.
• Neighborhood stability: Established communities with quality schools and low turnover tend to support steady appreciation.

Recent local stats show single-family homes in Myrtle Beach selling in the mid $400Ks on average, with prices rising year-over-year a good sign for resale prospects.

Best for: Families, primary residents, long-term investors.

Mediterranean & Coastal Lowcountry Styles

Architectural styles with coastal character such as Mediterranean or Lowcountry influences are popular in upscale Grand Strand enclaves, including Grande Dunes and Pawleys Island.

Resale Value Drivers

• Aesthetic appeal: Stucco exteriors, arched windows, and elegant facades project luxury attracting higher-end buyers.
• Lifestyle amenities: Often paired with golf, beach clubs, or gated communities, boosting overall marketability.

Mediterranean homes and coastal Lowcountry styles can support premium pricing when well-maintained and well-situated especially in areas with water views or resort-style amenities.

Best for: Luxury buyers, lifestyle investors, high-end resale markets.

Condos & Townhomes: Flexible Choices for Many Buyers

From high-rise oceanfront condos to townhomes near Market Common, multi-family properties offer affordable entry points into the Grand Strand.

Resale Value Drivers

• Affordability: Lower entry prices attract first-time buyers and second-home investors.
• Location: Proximity to attractions, dining, and the beach makes these units highly desirable.
• Maintenance ease: Many buyers prefer low-maintenance living, especially retirees.

Condos often perform well in rental markets, which can help investors cover costs while holding for appreciation. However, unlike single-family homes — condo resale values can vary widely with HOA fees, building condition, and market trends.

Best for: Investors, retirees, first-time buyers.

Luxury & Custom Estates: Grande Dunes, Pawleys Island & Beyond

At the top end of the market are custom estates, golf course homes, and luxury beach properties. Neighborhoods like Grande Dunes, with Mediterranean-inspired architecture and expansive lots, frequently see strong demand and price resilience.

Resale Value Drivers

• Unique features: Pools, golf amenities, water views, and upscale finishes drive buyer interest.
• Exclusivity: Limited inventory at the high end means motivated buyers and less competition.

Best for: Luxury sellers, high-net-worth investors, premium buyers.

Trends That Impact Resale Value

Across the Grand Strand market, a few broader trends influence returns:

Location Still Reigns Supreme

No matter the style, homes closer to the beach or major amenities (waterfront, golf, dining, retail) tend to sell for more.

New Construction & Modern Layouts

Modern open-concept designs, energy-efficient features, and smart home upgrades are increasingly attractive to today’s buyers and help properties sell closer to or even above list price.

Resilience to Weather & Insurance Costs

Because the Grand Strand is coastal, buyers are more informed about construction quality and storm resilience — features which can support resale value long term.

Final Takeaway

Choosing the right home style in the Grand Strand matters not just for lifestyle today, but for resale value tomorrow. Whether you’re a first-time buyer, relocating family, investor, or luxury homeowner, understanding how style, location, and market dynamics intersect will help you make smarter decisions.

Are you trying to decide whether now is the right time to buy, sell, or invest in Myrtle Beach?

There’s a lot of noise in the national headlines—but real estate is always local. Here’s a clear, quick breakdown of what our Myrtle Beach market is actually doing right now, and where the real opportunities are this month.

Myrtle Beach Market Snapshot

Activity is picking up, with pending sales running ahead of last year. But the real story is that we’re seeing two very different markets at the same time:

• Single-Family Homes:
A balanced market. Prices have leveled out and demand is steady. Neither buyers nor sellers have full control.

• Condos & Townhomes:
Leaning toward a buyer’s market. Inventory is climbing and prices have softened, giving buyers more leverage. Many sellers are choosing to list now before values adjust further.

How to Navigate Based on Your Goals

For Sellers

Single-Family Homes:
You can still achieve a strong price—but strategy matters. Pricing with the market (not ahead of it) and ensuring the home shows beautifully are what get results.

Condos & Townhomes:
You’re competing with more inventory. Winning requires being the best value in your category. Present a move-in-ready property and price correctly from day one—chasing last year’s numbers won’t work.

For Buyers

Single-Family Homes:
You have more flexibility than in previous years. No need to waive every contingency. You can negotiate repairs and concessions again.

Condos & Townhomes:
This is where the biggest opportunity is. With rising inventory, you can be more selective and negotiate aggressively—on price, seller credits, closing costs, and rate buydowns.

For Investors

Right now, discipline beats speculation.

The condo market offers room to negotiate stronger purchase prices and secure seller credits. Just be conservative with expenses (HOA, insurance) and focus on properties that cash flow without needing unrealistic occupancy.

Bottom Line

The Myrtle Beach market is moving—but the right strategy depends on the property type. Strong, targeted marketing is essential for sellers looking to secure top dollar.

As a real estate marketing expert, I often get asked: When is the best time to sell a home in Surfside Beach or Pawleys Island? The answer isn’t one-size-fits-all, but by combining local market data with seasonal trends, you can choose a time that maximizes your chance for a strong sale whether you’re a homeowner, an investor, or a buyer looking for opportunity.

What’s Happening Right Now: Local Market Snapshot

Surfside Beach, SC

• According to recent data, the median sale price in Surfside Beach was $485,000 (as of late 2025), down 7.2% year-over-year.
• The market has slowed considerably: in October 2025, homes took around 170 days on average to sell up substantially from last year.
• In June 2025, 83.3% of homes sold below asking price, only 6% sold over asking signaling a “buyer’s market” for many sellers.

Pawleys Island, SC

• In June 2025, the average listing age rose to 120 days — up 51% compared to the previous year.
• About 68% of homes sold below the asking price, 22% at asking, and only 10% above asking.
• On average, homes in Pawleys Island go pending in roughly 75–87 days, depending on price and condition.

What this tells us: Both markets are currently tilted toward buyers longer days on market, fewer sales above asking which means sellers who want top dollar or a quick sale must plan strategically.

When Seasonality Favors Sellers in This Coastal Region

Coastal South Carolina real estate generally follows broader seasonal patterns but with local nuances.

Spring to Early Summer Best Window for Broad Buyer Demand

• State-wide data shows May through August tends to deliver higher prices and quicker sales.
• Many agents and local market observers suggest early to mid-spring (prepping in March, listing in April) is ideal — giving buyers time to close before summer and families time to settle before the next school year.
• For the coastal towns around Surfside Beach and Pawleys Island, one particular sweet spot has historically been the week of April 13–19, which tends to attract strong buyer activity, less competing listings, and more interest.

Late Summer to Early Fall — Secondary Opportunity (Especially for Investors & Vacation Homes)

• For sellers targeting investors, vacation-home buyers, or out-of-state relocators, late summer through early fall can be a good window especially when demand for rentals remains strong.
• The lull after the summer tourist influx can lead to less competition among sellers, potentially giving well-priced, desirable homes a chance to stand out.

Coastal & Local Nuances — Why Surfside Beach / Pawleys Island Deserve Their Own Timing

• Coastal towns like Surfside Beach and Pawleys Island attract investors, second-home buyers, and vacation-home seekers especially in warmer months and leading into summer. That can shift demand compared to inland areas.
• Seasonal residents or out-of-state buyers often look for homes in spring or early fall aiming to close before summer or enjoy holiday stays. That can create smaller, but motivated buyer pools outside the traditional “peak.”
• Tourism and rental potential can play into value perception for investors, listing before or after vacation season might better showcase rental income potential or generate buyer interest.

Recommendations for Sellers & Investors

If I were advising a homeowner in Surfside Beach or Pawleys Island today:

• Start preparing now (spring is just around the corner) clean up, declutter, handle maintenance, get pre-listing inspections, stage for photos.
• Target a listing date in late March early April so the property hits the market ahead of the traditional buyer surge.
• Price realistically doesn’t count on aggressive overpricing; recent stats show many homes are selling below asking.
• Highlight coastal lifestyle & value-adds — proximity to beach, potential rental income, low-maintenance amenities especially for investors or out-of-state buyers.
• Be flexible and ready to negotiate, especially given longer days on market in recent months.

Conclusion: The “Best Time” Depends on What You Want — But Spring Still Leads

For most sellers in Surfside Beach or Pawleys Island, early to mid-spring remains the best time to sell if you want wide appeal and a strong chance of selling quickly at a good price. For sellers targeting investors or vacation-home buyers, late summer or early fall can also offer opportunities — if you price and market smartly.

Can You Sell A Myrtle Beach Condo When Occupied By Renters? Yes, you can sell a Myrtle Beach condo occupied by renters, but there are important legal, financial, and practical considerations specific to South Carolina coastal properties. Sellers must understand tenant rights, lease obligations, and the impact on buyer demand to ensure a smooth transaction and avoid legal pitfalls.

Here are some tips and advice by top condo selling agent, Greg Harrelson…

Navigating Tenant Rights and Lease Agreements

- In South Carolina, as a condo owner, you are legally allowed to sell your property while it is occupied by tenants, but existing leases must be honored.

- This means if your tenants are under a fixed-term lease, the new owner must assume the lease and allow tenants to remain until it expires unless otherwise negotiated.

- For month-to-month leases, sellers generally have more flexibility, but you must provide reasonable notice if tenants are required to vacate after the sale.

- In Myrtle Beach specifically, local regulations may require sellers to honor all current vacation rental contracts through the existing season, or new owners may be obligated to provide alternative accommodations of equal or greater value for seasonal renters.

Steps to Selling an Occupied Condo

- Review your lease agreements and consult a real estate professional familiar with Myrtle Beach and SC landlord-tenant laws to determine your obligations before listing.

- Open communication with tenants is essential. Inform them early about your intention to sell, and discuss how showings, inspections, and transition of ownership will be handled.

- Consider offering incentives for tenant cooperation, such as a “cash-for-keys” agreement (where tenants voluntarily vacate early in exchange for compensation), especially if you want to sell the unit vacant or facilitate a smoother listing process.

- Prepare your condo for sale by addressing any necessary repairs, giving the proper written notice for showings, and ensuring full compliance with disclosure requirements under South Carolina law.

- For seasonal or vacation rental properties, expect stricter local rules on honoring booking contracts in tourist locations like Myrtle Beach, especially during peak seasons.

Legal and Disclosure Considerations

- South Carolina law requires that you disclose your property’s rental status and any issues that affect its value or marketability to potential buyers.

- Buyers must be notified and provided with all lease documents so they can understand and prepare for the existing agreements.

- For distressed or foreclosure sales, federal and state laws may provide additional tenant protections, requiring extended notice periods.

Pro Tips for Myrtle Beach Condo Sellers

- Target your marketing to both traditional buyers and investors—some may prefer a “tenant-in-place” arrangement, especially with strong rental demand.

- Highlight your condo’s rental income history and the stability of current leases to attract buyers interested in investment opportunities.

- Work with a real estate agent experienced in Myrtle Beach condo sales who understands the nuances of selling tenant-occupied properties and local ordinances.

I have sold thousands of condos in Myrtle Beach that have had annual tenants along with those on short term rental programs so it is entirely feasible, but requires careful planning, clear communication, and a working knowledge of both state law and local vacation rental regulations. Always review current lease terms and consult qualified professionals before you list.

If you are considering selling a condo in Myrtle Beach, give me a call and I can forward you an updated pricing report and we can discuss what marketing is needed to get you a top price in today’s market. 

-Greg

Refinancing your home in South Carolina can be a strategic way to save money, reduce your loan term, unlock equity, or find more financial flexibility in 2026. With interest rates and refinancing guidelines constantly evolving, understanding each step of the process—and partnering with a trusted mortgage provider like Elite Home Lending—can make all the difference in securing your best possible outcome.

Why Consider Refinancing in 2026?

South Carolina homeowners look to refinance for several core reasons:

• - Lowering monthly payments by securing a lower interest rate.
• - Shortening the loan term to save on overall interest.
• - Switching from an adjustable-rate mortgage (ARM) to a fixed rate, or vice versa.
• - Accessing home equity for renovations, debt consolidation, or major purchases (cash-out refinance).
• - Removing private mortgage insurance (PMI) once you have 20% equity.

With current refinance rates in South Carolina hovering around 6–6.5% for 30-year terms—as of late 2025—if your existing rate is higher, you could benefit. Even a modest reduction in rate can translate into long-term savings and improved monthly cash flow.

Check out our interactive mortgage calculator here.

The Step-by-Step Refinance Process

1. Set Your Refinancing Goal

Identify what you want from refinancing. Do you want the lowest monthly payment, to pay off your home faster, or to tap into your home’s equity? Being clear on your purpose helps you (and your lender) choose the best loan type and structure.

2. Review Your Financial Status

• Check your credit score; higher scores usually unlock better rates.
• Determine your current loan balance, estimated home value, and home equity (typically, at least 20% equity is ideal for the best rates, especially for cash-out refinances).
• Gather documents, including W-2s, tax returns, recent pay stubs, and statements for debts and assets.

3. Shop and Compare Lenders

Always compare loan estimates from three to five mortgage providers. Focus on rates, fees, lender reviews, and service quality. Elite Home Lending stands out as a top choice for South Carolina borrowers, offering local expertise, highly competitive rates, and step-by-step guidance to make refinancing smooth and stress-free.

4. Select Your Loan and Apply

• Choose your preferred loan option, whether it’s lowering your term, tapping equity, or simply slashing your monthly payment.
• Submit your refinance application. This starts the process of credit, income, and property review.

5. Appraisal, Underwriting, and Approval

Most lenders will order a new home appraisal to verify property value. The underwriting team reviews your application and supporting documents, ensuring all criteria are met.

• During this stage, promptly respond to requests for any extra documents or clarifications for the fastest approval.

6. Review Your Loan Estimate

Carefully review the lender’s loan estimate document. This outlines the new loan’s interest rate, monthly payments, fees, closing costs, and funding timeline.

7. Closing

Once your loan is approved, sign the closing documentation—either digitally or at a title office. Pay closing costs (which typically run 2–5% of the loan amount), and after a three-day rescission period, your new loan funds and pays off the old one.

Special Considerations for South Carolina Homeowners

• State-specific programs and local lenders like Elite Home Lending often provide customized offerings for South Carolina refinancers, such as assistance with closing costs or educational support through each step.
• Coastal homeowners may need to verify flood zone updates and insurance requirements, as these can affect both appraisal and refinance eligibility.
• Review the local tax climate; in some cases, refinancing can impact escrow, property tax, and insurance accounts.

Tips for a Successful Refinance

• Boost your credit score before applying: pay down debts, avoid new credit lines, and correct any errors on your report.
• Know your break-even point: calculate how many months it will take for savings to exceed the cost of refinancing.
• Consider whether a cash-out refinance, shortened loan term, or rate-and-term refinance best fits your current financial goals.

Why Elite Home Lending is a Smart Choice

Elite Home Lending brings local knowledge, a full range of loan products, and personalized service—key for South Carolina homeowners aiming to refinance with confidence. Their dedicated team ensures you get transparent advice, competitive rates, and step-by-step support from application to closing.

Refinancing your South Carolina home in 2026 can bring powerful benefits if approached strategically. Take the time to review your goals, compare your options, and work with a trusted partner like Elite Home Lending to achieve the best results for your financial future.

Each month, I share a brief market update to keep you informed and confident as a property owner. Below are the latest trends for South Carolina and Myrtle Beach as of November 2025—along with a helpful video: 

South Carolina Market Overview

• Residential sales are up 10% year-over-year, showing strong statewide momentum.

• Median sale price reached $339,000. Sellers are pricing more realistically, with homes selling for an average of 97.7% of the list price.

• Active inventory increased 22% to 31,369 homes, offering buyers more options and driving competitive pricing.

• Average days on market rose to 75, signaling a shift toward a more balanced, buyer-friendly environment.

Myrtle Beach Insights

• Single-family homes are leading the rebound: pending sales jumped 24%, and closed sales climbed nearly 10%.

• Condos are stabilizing, with pending condo sales up 21%+.

• Median prices: $328,000 for single-family homes; condos holding steady near $240,000.

• Negotiation leverage favors buyers, with most properties selling below the asking price.

What’s Driving These Shifts?

Recent mortgage rates, which have dipped to around 6.0%, have sparked increased buyer activity.
Rising inventory is giving buyers more choices and negotiating power, while sellers benefit when they price correctly from the start to avoid multiple price reductions. Homes are still selling well—strategic pricing and preparation are key.

As your local resource, I’m here to help you make sense of these trends and how they impact your property. If you’d like a personalized property value update or want to discuss opportunities in today’s evolving market, simply reply to this email or reach out anytime.

Thank you for trusting me as your real estate guide. I look forward to supporting your goals in the months ahead!