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Myrtle Beach Real Estate Guide

Everything I share with buyers and sellers before they make a move on the Grand Strand: how the market is organized, what it really costs to own here, and where each community fits.

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How do you buy or sell real estate in Myrtle Beach?

Start by choosing the kind of property and the stretch of coast that fit how you will actually use the home, then check the flood zone, insurance, HOA rules and rental rules before you make an offer. Myrtle Beach sits at the center of the Grand Strand, a 60-mile stretch of South Carolina coast, and the rules change from one town line to the next, so the address matters as much as the house.

This guide is organized the way I work with clients: nine topic pages by property type and goal, and fourteen community pages with local facts, schools, flood and insurance notes, and links to the official sources. Every number on these pages links to the government or primary source it came from.

Start with what you are looking for

Pick the page that matches your goal. Each one links to the communities where that kind of property is most common.

Myrtle Beach homes for sale

Single-family homes across Horry County and the Waccamaw Neck, and how I narrow a 60-mile coast down to a short list.

Myrtle Beach condos for sale

Residential and resort condos, HOA documents, rental rules and the questions to ask before you write an offer.

Oceanfront condos

Oceanfront towers and low-rise buildings, beachfront setback lines, renourishment and building insurance.

Luxury homes

Intracoastal estates, golf-course homes and oceanfront houses, marketed and negotiated at the high end.

Waterfront homes

Intracoastal, marsh, creek and river homes, with docks, flood zones and boat access checked first.

New construction

Builder contracts, incentives, licensing and inspections in the newer communities inland.

Investment properties

Short-term and long-term rentals, the 6% assessment ratio, licenses and rental taxes.

Relocating to Myrtle Beach

Moving from out of state: taxes, schools, flights home and buying from a distance.

Selling a home in Myrtle Beach

Pricing, disclosure, preparation and marketing when you sell on the Grand Strand.

Myrtle Beach communities, north to south

The Grand Strand is one long line of towns along U.S. 17, and each pocket lives differently. Here is how I group them when a buyer asks where to start.

North Strand

Little River, Cherry Grove, North Myrtle Beach, Barefoot Resort, Longs. Fishing-village waterfront, the four original beach towns that became North Myrtle Beach in 1968, and the golf and Intracoastal living of Barefoot.

Central Myrtle Beach and inland

City of Myrtle Beach, Grande Dunes, Market Common, Carolina Forest, Conway. The city itself, the Intracoastal at Grande Dunes, the former Air Force base at Market Common, master-planned Carolina Forest, and historic Conway on the Waccamaw River.

South Strand and the Waccamaw Neck

Surfside Beach, Garden City, Murrells Inlet, Pawleys Island. Single-family beach towns, an inlet known for seafood, and one of the oldest summer resorts on the East Coast, in Georgetown County.

Four things that change the math on every Grand Strand home

1. Your tax ratio

South Carolina assesses an owner-occupied legal residence at 4% of fair market value and most other real property, including second homes and rentals, at 6%, under S.C. Code Section 12-43-220. In Horry County you apply with the Assessor, and the county notes you only apply once unless ownership or residency changes.

2. Flood zone and flood insurance

Standard homeowners policies generally do not cover flood. If a home is in a FEMA Special Flood Hazard Area and you use a federally regulated mortgage, flood insurance is required, and FEMA notes a typical 30-day waiting period applies unless the policy is bought in connection with the loan. I pull the FEMA flood map for every address before you fall in love with it.

3. Wind and hurricane season

The Atlantic hurricane season runs June 1 to November 30, per the National Hurricane Center. Roof age, opening protection and deductibles matter. Owner-occupants of qualifying single-family homes can watch for SC Safe Home grant windows for roof and opening upgrades.

4. Which government you are under

Rental rules, licenses and fees differ by jurisdiction. The City of Myrtle Beach allows short-term rentals only in specific zones (city Planning & Zoning), North Myrtle Beach requires a business license for every short-term rental (city STR page), and Horry County charges a different hospitality fee inside and outside city limits (county Treasurer).

Already have a question I have written about?

These are some of the most-read posts on my South Carolina blog. They pair well with the pages in this guide:

Looking for a specific property type I already cover elsewhere on this site? See condominiums, homes on the waterfront, homes on golf courses and my vacation rental guide, or meet the team on Myrtle Beach real estate experts.

How I work with you

I am Sandy McAlpine, a REALTOR® with The McAlpine Team at RE/MAX Results. In 26 years my team and I have helped with more than 1,652 home sales, and our clients have left 308 five-star Google reviews. I hold a South Carolina license (#79514) and live on the Intracoastal near Myrtle Beach.

A first conversation is a strategy session, not a sales pitch. We talk about how you will use the property, your budget after taxes and insurance, and the two or three communities that fit. Then I set up a search that only shows you homes that pass those filters.

Book a consultation. A short video call to map out goals and timing.
Narrow the coast. I send a short list of communities with the flood, HOA and rental notes for each.
Tour, in person or by video. I check what photos do not show.
Offer and closing. I negotiate, manage deadlines and coordinate your closing.

Frequently asked questions

What areas does this Myrtle Beach guide cover?

It covers the City of Myrtle Beach and thirteen surrounding communities: Carolina Forest, Market Common, Grande Dunes, Barefoot Resort, North Myrtle Beach, Cherry Grove, Little River, Longs, Conway, Surfside Beach, Garden City, Murrells Inlet and Pawleys Island. Pawleys Island is in Georgetown County, the Horry–Georgetown county line runs through the Murrells Inlet and Garden City area, and the rest are in Horry County.

Is property tax lower if I live in my Myrtle Beach home full time?

Yes. South Carolina assesses a qualifying owner-occupied legal residence at 4% of fair market value versus 6% for most other property, which lowers the taxable value by a third before local millage is applied. You must apply with the county assessor.

Do I need flood insurance in Myrtle Beach?

If the home is in a FEMA Special Flood Hazard Area and you have a federally regulated mortgage, yes. Outside those zones it is optional, but standard homeowners policies generally do not cover flood, so I recommend getting a quote on every home.

Can I rent my Myrtle Beach property short term?

It depends on where it is. Inside the City of Myrtle Beach, only certain zoning districts allow rentals of less than 90 days. North Myrtle Beach requires a business license for every short-term rental. HOA rules can be stricter than either. I check this before you write an offer.

How do I start working with Sandy?

Book a buyer or seller consultation at stan.store/sandyisyouragent/p/book-a-buyerseller-consultation-, call or text 704.746.7513, or email sandyisyouragent@gmail.com.

Let's map out your next move

Book a free buyer or seller consultation and get a straight answer from someone who lives here.

Book a consultation Call or text 704.746.7513 Email Sandy

Sources

Facts on this page come from these sources, checked November 2026. Rules and programs change, so confirm details for your specific property.