Myrtle Beach Luxury Homes

Private and off-market options

Many high-end owners prefer quiet sales. I keep a running list of clients considering a sale and share opportunities with buyers before they hit the portals when the seller allows it.

Water and dock due diligence

I have logged thousands of hours on the Intracoastal as a boater. On waterfront estates I check dock condition, channel depth at low tide, bridge clearances and no-wake zones, then pair it with a survey and a dock inspection. My waterfront guide covers the details.

Club membership math

Some communities bundle amenity access into HOA dues; others sell memberships separately. I get the current membership terms in writing so you can compare true annual cost.

Insurance at the high end

Large coastal homes carry high wind and flood exposure. I bring in an insurance agent early, request roof and opening details, and pull the FEMA flood map so you can price coverage before you negotiate. Qualifying owner-occupied single-family homes may be eligible for SC Safe Home roof and opening grants when the program is open.

Tax planning

Even at high price points, the difference between South Carolina's 4% legal-residence ratio and the 6% ratio for second homes is significant (S.C. Code 12-43-220). If the home will be your primary residence, file promptly.

Oceanfront rules

For houses on the beach, ask where the state's baseline and setback line fall on the lot (SCDES).

Ocean, Intracoastal or golf?

Oceanfront gives you the beach at your door and the most wind exposure. Intracoastal gives you a dock, sunsets and calmer water. Golf gives you green space and a club calendar. Some buyers mix two by choosing a club community with beach-club access or a marina.

Full time or seasonal?

Seasonal owners care about security, property management and how the house is buttoned up for storms. Full-time owners care about commute, healthcare access and filing for the 4% ratio.

Build or buy?

Custom builds on premium lots take time and carry cost risk, while a finished home trades flexibility for certainty. I can help with lot due diligence (survey, flood zone, utilities and covenants) if you are leaning toward building.

How private is private?

Gated entries, lot size, setbacks and the view from the neighbor's dock all affect privacy. I walk the property line and look at what is planned on adjacent land.