Avalon is a big neighborhood that rarely has much for sale. Horry County has the plat recorded as a single subdivision holding roughly 770 lots, and the Active table below almost never comes close to that. Look at how few homes are competing with you right now, then look at how many houses are sitting behind that number not moving.
A lot of houses, very few of them for sale
That ratio is the first thing to price around, and it cuts two ways.
In your favor: a buyer who has decided on Avalon does not have many doors to walk through. Unlike a community where a dozen builders' spec homes are always available, here the buyer waits or takes what is listed. When your house is one of a handful of choices, a correct price gets attention quickly rather than slowly.
Against you: your comp set is thin. In a neighborhood where only a modest number of homes change hands in a year, one unusual closing — a fixer, an estate sale, a home that sat nine months before it corrected — moves the average enough to mislead you. You cannot price off a single number here. You have to look at the individual rows.
So read the tables below twice. Once for the averages, which tell you the shape of the market, and once row by row, because in a community this size the rows are where the truth lives.
Avalon at a glance — today
| Measure | Active listings | Sold |
|---|---|---|
| Homes in the table | — | — |
| Average list price | — | — |
| Average sold price | — | — |
| Sold price to list price | — | — |
| Average price per square foot | — | — |
| Average living area | — | — |
| Average days on market | — | — |
| Price range | — | — |
| Price per square foot range | — | — |
| Days on market range | — | — |
Read live from the Active and Sold tables further down this page, so it changes when the market changes. The Sold column reports sold prices; the Active column reports asking prices.
The two price per square foot figures, side by side
Take thirty seconds and compare those two cells before you read anything else. The Active figure is what sellers are asking. The Sold figure is what buyers actually paid. The distance between them is the single most useful number on this page.
A wide gap means there is padding in the standing inventory, and some of those listings are going to come down before they close. That is room for you to price sensibly and look like the obvious choice. A narrow gap means the padding is not there — the neighborhood is already pricing itself honestly, and a seller who reaches is not one of a crowd, they are the outlier buyers use to make everyone else look reasonable.
Days on market says the same thing from the other side. If the homes currently listed have been sitting longer than the sold ones took to sell, buyers have already walked past part of that inventory. You can also open the recently sold Avalon homes page, which runs the same tables with the active listings above the closings.
One plat, one builder, one set of dues
Some communities around here are really several neighborhoods wearing one name, and pricing them means figuring out which section your closings came from. Avalon is not one of those, and that makes your job easier.
Horry County records it as a single platted subdivision of about 220 acres, in one tax district, and the homes went up to one builder's plans — Beazer Homes. The homeowners association covers the whole community with dues that land in the same narrow band for nearly every house in here. There is no premium section, no separate gated pocket, no second association.
What that means practically: everything in the tables on this page is genuinely your comp set. You do not have to discount half the closings because they came from a different part of the neighborhood. That is a real advantage over pricing a home in a community with villages, and you should use it — the data you are looking at is cleaner than most sellers ever get.
Lot size is not the lever here, and sellers waste time on it
Roughly 770 homes on about 220 acres is a compact neighborhood. The lots are similar to each other by design, so the difference between your yard and the one three streets over is usually not big enough for a buyer to pay for.
What does move money is position and condition. A lot backing to water or to a wooded buffer is a different product from an interior lot that looks at the back of another house, and buyers price that difference every time. So does a roof with documented age, an HVAC that was replaced and has the paperwork, and a kitchen that does not date the house. Those are the adjustments worth arguing. Square footage of land is not.
The amenities are bigger than the monthly dues
This is the part most Avalon sellers bury at the bottom of the remarks, and it should be near the top.
The community's recreation complex runs to roughly eleven acres and the listing data across the homes in here consistently reports a swimming pool, a clubhouse, a playground, a full-court basketball facility and a soccer field. That is a municipal-scale amenity package attached to a neighborhood at this price point, carried by dues that sit in the same modest range for essentially every home.
A buyer comparing two similar houses will do the monthly math. Give them something to find. Each listing carries its own current figure in the HOA Fees (Calculated Monthly) line on its detail page in the tables above — check yours and quote it, because a number a buyer can verify does more work than the word "amenities."
What a buyer is buying besides your house
Avalon sits in the middle of Carolina Forest, in the Carolina Forest area of Horry County with Myrtle Beach mailing addresses, close enough to Highway 501 and Highway 31 that a buyer can be at the beach, in Conway or headed toward North Myrtle Beach without a fight. Location is a large share of what they are shopping for, and it belongs at the front of your marketing rather than in a feature list.
On schools, homes here are zoned to Ten Oaks Elementary School, Ten Oaks Middle School and Carolina Forest High School for the current year. Attendance zones can be redrawn, so confirm your specific address with Horry County Schools before you rely on it.
And be honest with yourself about the competition. Your buyer is almost certainly looking at other Carolina Forest neighborhoods in the same search — the Carolina Forest real estate guide and the full list of Carolina Forest homes for sale show what else is on their screen, and the Avalon community page goes deeper on the neighborhood itself. Knowing which house down the road is your real competitor is worth more than another paragraph of adjectives.
How to get a number for your specific home
Here is what I do that an average cannot. I read the closings one at a time instead of in a lump, throw out the ones that are not really comparable to you, and price you against what is left. Then I walk your house and adjust for the things that separate you from those homes: your position on the street, what you look at out the back, the age of the roof and the systems, what has been updated and what has not. You get a number with the reasoning attached, so you can see what is carrying it rather than taking it on faith. No obligation, and no pressure either way.
Our companies have sold 122 homes in Avalon since 2006, according to CCMLS data. In a neighborhood where only a handful of homes trade hands in a year, that history is the difference between four real comparables and forty blended ones. I have watched these houses sell through every part of the cycle, and I know which of those closings still tells you something and which ones do not.
That row-by-row reading matters more in Avalon than it does in a community with heavy turnover. When a modest number of homes sell in a year, the average is a fragile thing and one odd sale can drag it somewhere unhelpful. Knowing which closings to trust, and which ones to set aside, is most of the job here — and it is the part a website cannot do for you.
If the plan is not working, you are free to say so. Every listing I take is written on an Easy Exit Listing Agreement: a one-day listing guarantee, no long-term contract, and the right to cancel any time you are not completely satisfied with the work. The commitment runs from me to you, not the other way around.
Start with the free home value report, which takes about a minute. Then call Greg Harrelson direct at (888) 874-2121, email greg@c21harrelson.com, or send a message through the office and we will put real eyes on your home.
Key Takeaways
- Count your competition first. Roughly 770 homes sit on the Avalon plat and only a small share of them are listed at any moment. Being one of few choices is leverage, and it is the first thing to price around.
- Do not trust the average on its own. With a modest number of closings in a year, one unusual sale bends the number. Read the rows, not just the summary line.
- Compare the two price per square foot cells. A wide gap between asking and sold means padding in the standing inventory. A narrow gap means the market has already settled and there is no room to reach.
- Stop selling the lot and start selling the position and the condition. The lots here are similar by design. What you look at out the back, and what has been replaced inside, are what buyers actually pay for.
- Lead with the amenities against the dues. An eleven-acre recreation complex carried on modest monthly dues is a strong argument at this price point, and most sellers in here bury it.
Frequently Asked Questions
Where is Avalon?
Avalon is in the middle of the Carolina Forest area of Horry County, South Carolina, with Myrtle Beach mailing addresses. It sits close to Highway 501 and Highway 31, which put Myrtle Beach, Conway and North Myrtle Beach within an easy drive.
How many homes are in Avalon?
Horry County records Avalon as a single platted subdivision of about 220 acres holding roughly 770 lots, all under one homeowners association. The homes were built to one builder's plans by Beazer Homes, which is why the community reads as one neighborhood rather than a set of sections.
How much is my Avalon home worth?
Start with the Active and Sold tables on this page, then read the closings individually rather than relying on the average, because a community this size does not produce enough sales in a year for one number to be reliable on its own. Narrow to the homes that match your size, your position on the street and your condition. The fastest way to get a figure you can act on is the free home value report on this site, followed by a walk-through.
Why is the estimate on other websites different from the numbers here?
Automated estimates compare square footage, bedrooms, bathrooms and closing dates. In a neighborhood built to one builder's plans on similar lots, that makes every house look like every other house, when the market treats a home backing to water with a new roof very differently from an interior lot with the originals still on it. The algorithm cannot see the difference. That gap is the whole distance between an estimate and a price.
What amenities does Avalon have?
The community has a recreation complex of roughly eleven acres, and the listing data across homes in Avalon consistently reports a swimming pool, a clubhouse, a playground, a full-court basketball facility and a soccer field. The homeowners association dues covering it sit in the same narrow range for essentially every home in the neighborhood; each listing carries its own current figure on its detail page.
What schools serve Avalon?
For the current school year, homes in Avalon are zoned to Ten Oaks Elementary School, Ten Oaks Middle School and Carolina Forest High School. Attendance zones can be redrawn, so confirm your specific address with Horry County Schools before making a decision based on them.
Does a bigger lot add value in Avalon?
Much less than sellers expect. The lots in here were laid out to similar sizes, so the spread between one yard and another is rarely wide enough for a buyer to pay for. What a lot is worth in Avalon comes from what it backs to — water, a wooded buffer or the rear of another house are three different products to a buyer, and only the first two carry a premium.
How long does it take to sell a home in Avalon?
Compare the average days on market in the Active column against the Sold column in the snapshot table above. When the listed homes have been sitting longer than the sold ones took to sell, part of the standing inventory is priced ahead of buyers. Because the neighborhood rarely has many homes for sale at once, a correctly priced listing tends to get found quickly — and an overpriced one has nothing to hide behind.
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.
