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Georgetown County, SC
Local Guidance
Georgetown County offers a wide mix of “Lowcountry coast + inland countryside,” stretching from the Waccamaw Neck (Pawleys Island/Litchfield) and riverfront areas near Georgetown, out to more rural communities like Andrews. Housing options range from beach-area condos and townhomes, to established neighborhoods and golf communities, to manufactured/modular homes and acreage further inland—so pricing, demand, and time-to-sell can vary a lot by submarket and property type.
Recent trends point to a more selective, negotiation-friendly environment overall. Inventory has generally built compared with earlier periods, and homes are taking longer to move—especially when condition, pricing, or carrying costs (HOA, insurance, maintenance) don’t match buyer expectations. At the same time, desirable, move-in-ready properties—particularly in strong coastal and water-access pockets—can still draw solid interest, and some segments show occasional “competitive bursts” when the right home hits the market at the right price.
How to use this guidance (practically):
- Buyers: You’re more likely to have time to compare options, request repairs, and negotiate closing terms—especially on listings that have been on the market longer or feel “over-improved/overpriced” for the location and fees. Be extra thorough on coastal due diligence: flood zone/insurance quotes, wind coverage, condo financials (if applicable), and HOA rules (pets, parking, rentals, assessments).
- Sellers: Pricing and presentation matter more than ever. Homes that show well and are positioned near the most recent comparable sales tend to perform best. If your property is dated or has higher monthly costs (HOA, insurance), plan for either strategic updates, sharper pricing, or concessions to meet today’s buyer math.
- Condos/Townhomes: Pay close attention to HOA budget health, pending assessments, and rental restrictions (including short-term rental limits). These factors can influence financing, resale demand, and true monthly affordability.
- Manufactured/Modular: Condition, permanent foundation details, title/retirement status, and land ownership/lease terms can materially affect financing options and buyer pool—set expectations early and verify documentation up front.
Local “Georgetown County” watch-outs to discuss early
- Coastal insurance/flood exposure and storm-resilience features (roof age, openings protection, elevation/certificates where relevant).
- Water intrusion and moisture management (crawlspaces, drainage, termite bonds, deferred maintenance).
- Septic/well considerations inland, plus survey and access/encroachments on acreage tracts.
- For investors: confirm local rules, HOA restrictions, and licensing/permit requirements before assuming any rental strategy.
Note: This is general market guidance based on aggregated sources and is not a guarantee, appraisal, or a prediction of future results. All real estate decisions should be made with appropriate professional advice (licensed real estate, lender, attorney, insurance). Equal Housing Opportunity.
Tap/Click the image to see the most recently listed homes in Georgetown County, SC.
Deeper Dive
Click Below for Full Report
🏡 Pawleys Island Real Estate Market Summary
Brought to you by Joe Foster – Your Local Real Estate Professional
Whether you’re thinking of buying, selling, or just staying informed, here’s a clear snapshot of what’s happening in the Pawleys Island residential market (single-family + condo/townhome), based on the latest RPR (NAR) Market Analysis.
📍 What’s Happening in Pawleys Island
Pawleys Island continues to reflect a coastal, higher-price-point market with a mix of primary residences, second homes, and investment properties. Recent data shows steady activity, with buyers still negotiating in many cases—especially as inventory levels have grown compared to last year.
📊 Market Insights at a Glance
(Dec 2025)
Overall Market Balance
- Months of Inventory: 4.22 months (slightly tighter than last month, but up year-over-year) — suggests a more balanced market than a peak “seller’s market.” (p.2, p.15)
- Sold-to-List Price: 96.2% — buyers are typically closing below asking, on average. (p.2, p.13)
- Median Days on Market (sold): 45 days — up month-over-month. (p.2, p.13)
Prices & Values
- Median Sold Price: $650,000 (month-to-month swings can be significant in smaller, luxury-leaning markets). (p.2, p.12)
- Median Estimated Property Value: $556,600 (+3.5% over 12 months; -1.2% month-over-month). (p.3, p.17)
Supply (Active Listings)
- Active Listings: 207
- Median List Price (active): $535,500
- Median Days on Market (active): 117 days (inventory is sitting longer). (p.6–p.8)
New Listings (Fresh Supply Coming In)
- New Listings: 48
- Median List Price (new): $579,062
- Median $/Sq Ft (new): $299 (p.3–p.5)
Buyer Demand (Pending Activity)
- New Pending Listings: 31
- Median List Price (pending): $559,495
- Median Days to Pending: 37 days (p.9–p.11)
💡 What This Means for You
If you’re selling:
You can still achieve strong pricing—especially with condition, presentation, and a smart launch strategy—but the 96% sold-to-list trend and longer active market times mean pricing and marketing matter more than they did in a “frenzy” market. (p.2, p.13)
If you’re buying:
Inventory around 4+ months plus typical negotiation below list may create opportunities—particularly if you’re flexible on timing, cosmetic updates, or property type. (p.2, p.15)
If you’re investing:
The report shows a small distressed segment (7 properties in the last 3 months summary), which can occasionally present value plays—but due diligence is key. (p.18)
🤝 Let’s Talk About Your Next Move
Joe Foster
📞 (843) 874-5389
📧 mail@joefosterjr.com
🗓️ https://scheduler.zoom.us/joe-foster--myrtle-beach/chat-with-joe
Important disclosures (SC/USA real estate advertising & ethics): This is a market summary based on the referenced RPR report and is not an appraisal, does not guarantee results, and is for informational purposes only. Equal Housing Opportunity. If you’d like, I can break this down by neighborhood, condo vs. single-family, or a target price band to better match your goals.