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Builder communities in Carolina Forest, Conway, Longs, Little River and beyond
New Construction Homes in Myrtle Beach
New homes are a great fit for a lot of my buyers. The builder's contract is written for the builder, though, so you want someone reading it for you.
How do I buy a new construction home near Myrtle Beach?
Bring your own agent on your very first model-home visit, compare builders on contract terms and warranty rather than just finishes, and get independent inspections even though the home is new. Most new construction around Myrtle Beach is in the inland and northern communities, and the builder's sales team represents the builder.
Here is how I help buyers compare builders and protect themselves.
Where new homes are being built
New neighborhoods tend to follow the roads and the open land. These are the communities where I see the most new-home activity.
Carolina Forest
Planned under a 1997 development agreement covering 7,073 acres between Conway and Myrtle Beach (WPDE). Ongoing infill and road widening, such as Carolina Forest Boulevard to River Oaks Drive (Horry County RIDE).
Conway
Subdivisions around the county seat and Coastal Carolina University.
Longs and Little River
Northern Horry County growth along S.C. 9 and the Intracoastal, close to the North Carolina line.
Market Common
Newer homes, townhomes and condos on the former Air Force base.
Grande Dunes
Luxury new homes and quick move-in homes from the community's builders.
Barefoot Resort
Golf-community lots and villas in North Myrtle Beach.
What I check on every builder deal
License
Residential builders in South Carolina are licensed by the SC LLR Residential Builders Commission, which covers residential buildings up to three floors. Look the builder up before you sign.
The contract
Builder contracts often limit your inspection rights, set deposit terms and allow price or completion-date changes. I read them line by line and negotiate where the builder allows.
Incentives
Rate buydowns, closing-cost credits and upgrade packages can be worth more than a price cut, or less. I compare the true dollar value, including whether it requires the builder's preferred lender.
Inspections
I recommend a pre-drywall inspection and a final inspection by an independent inspector, plus an 11-month warranty inspection.
Disclosure and HOA
The first sale of a never-inhabited home is exempt from South Carolina's seller condition disclosure statement (S.C. Code 27-50), which makes your own inspection more important. Most new communities have an HOA governed by recorded covenants under the SC Homeowners Association Act; read them for dues, rental limits and design rules.
Flood and drainage
New does not mean high and dry. Check the lot on the FEMA flood map and look at where the retention ponds and drainage easements are.
Timeline: what happens from contract to keys
- Choose the lot and plan. Lot premiums, orientation and drainage matter as much as the floor plan.
- Sign the purchase agreement. I review deposit terms, completion-date language and what happens if construction runs late.
- Design selections. Price upgrades before you sign where possible; selections can add up quickly.
- Construction. Schedule the pre-drywall inspection while walls are open.
- Final walkthrough and punch list. Your inspector and I document items for the builder to fix before closing.
- Closing and warranty. Keep the written warranty and calendar the 11-month inspection.
Quick move-in or spec homes skip most of these steps, which can be useful if you are relocating on a deadline. The tradeoff is less control over finishes and lot.
New versus resale
New construction gives you modern systems, energy efficiency and the floor plan you chose. Resale often gives you a mature lot, established landscaping, a known HOA track record and sometimes a closer-in location. I compare them side by side in new construction vs resale homes. Also worth a read: smart tips for buying a new construction home, should you hire a REALTOR® for new construction? and seven new construction myths.
Moving from out of state? Many builders can do much of the process remotely; my relocation guide explains how I manage it.
Keep exploring
Back to the Myrtle Beach real estate guide, or continue with these related pages:
Frequently asked questions
Do I need a REALTOR® to buy new construction?
You are not required to have one, but the builder's agent represents the builder. Many builders require your agent to be registered on your first visit, so bring yours from the start.
Should I get an inspection on a brand-new home?
Yes. Pre-drywall, final and 11-month warranty inspections catch problems while the builder is still responsible for fixing them.
Is the builder's lender incentive worth it?
Sometimes. Compare the incentive's dollar value against quotes from other lenders on the same day, including rate, points and fees.
How do I check a builder's license in South Carolina?
Use the SC LLR Residential Builders Commission's license lookup and confirm the license is active and matches the company on your contract.
Can I negotiate with a builder?
Often, yes, though builders usually prefer incentives or upgrades over price cuts because base prices set the comps for the rest of the community. Spec homes that are already finished are typically the most negotiable.
Do new construction homes have HOAs?
Most new communities around Myrtle Beach do. Ask for the covenants, budget and any developer-controlled period before you sign so you know the dues and the rules.
Does a new home get a seller disclosure statement?
The first sale of a never-inhabited dwelling is one of the exemptions in South Carolina's disclosure law, so rely on your inspections and the builder's written warranty.
Let's map out your next move
Book a free buyer or seller consultation and get a straight answer from someone who lives here.
Sources
Facts on this page come from these sources, checked November 2026. Rules and programs change, so confirm details for your specific property.
- Horry County RIDE: Carolina Forest Boulevard project
- WPDE: The growing Forest (Carolina Forest history)
- FEMA Flood Map Service Center
- S.C. Code of Laws, Title 27, Chapter 50 (Residential Property Condition Disclosure)
- S.C. Code of Laws, Title 27, Chapter 30 (South Carolina Homeowners Association Act)
- SC LLR: Residential Builders Commission
