Horry County, SC

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Horry County (the heart of the Grand Strand) spans everything from oceanfront and Intracoastal living in Myrtle Beach/North Myrtle Beach to fast-growing inland hubs like Carolina Forest, Conway, Socastee, and the 501/22/31 corridors—plus more rural options west and north (Aynor, Loris, Longs). That variety matters right now because the market isn’t moving at the same speed across property types or locations.

Overall, conditions look more balanced and negotiation-friendly than the “frantic” years. Inventory has built up from earlier lows, and marketing times have generally stretched, signaling buyers are taking longer to decide and comparing more options. Sellers can still win—but pricing and presentation are doing more of the heavy lifting than they did a couple years ago.

What the trend lines suggest (in plain English):

• Single-family homes: Supply rose over time and has recently eased a bit from a higher point—still not “tight,” but not wide open either. This is a market where the best homes still move, while “just okay” listings often need adjustments.
• Condos & townhomes: Supply has climbed more noticeably, which typically translates to more choice and leverage for buyers (especially outside the most premium view/location niches). Expect more price reductions and concessions where monthly carrying costs are high or rules are restrictive.
• Manufactured/modular: Supply has also increased meaningfully. This segment tends to be price- and payment-sensitive, so condition, financing compatibility, and park/land terms matter a lot.

Pricing and value guidance

• Countywide pricing appears generally steady with modest upward drift over longer timeframes, but with greater price sensitivity month-to-month—especially where inventory is heavier.
• Price-per-square-foot trends look flatter for single-family, while attached products (condos/townhomes) show more softness versus prior peaks. In practice: buyers are scrutinizing fees, insurance costs, special assessments, and overall monthly payment—sometimes more than the sticker price.

Seller playbook (what’s working now)

• List where the competition is, not where you “hope” it is. In a more selective market, buyers punish optimistic pricing faster.
• Condition sells: clean, bright, updated where it counts (paint, lighting, flooring, kitchens/baths), and strong photography. Move-in-ready homes still attract attention even when the broader pace slows.
• Expect negotiation: concessions, rate buydowns, repair credits, and strategic price improvements are common tools—especially for condos/townhomes with higher fees.

Buyer playbook (how to use today’s market)

• Use your choices: compare multiple similar listings, watch for price improvements, and don’t be afraid to negotiate—particularly in segments showing more inventory.
• Do the document work early for condos/townhomes: confirm HOA/POA dues, master insurance situation, pending or recent special assessments, rental restrictions (including short-term rental rules), pet/parking limits, and any renovation rules before you’re deep into a deal.
• Match strategy to property type: single-family may require faster action on the best-priced homes; attached and manufactured/modular often provide more room to negotiate, depending on location and condition.

Local “watch items” unique to the Grand Strand

• HOA + insurance dynamics can change total monthly cost quickly (especially coastal or attached properties).
• Flood zones, wind exposure, and building age can influence insurability and buyer demand.
• New construction competition (common in several corridors) can shape resale pricing—builders may offer incentives that resales have to compete with.

Information is believed reliable but not guaranteed and is for general market education—not a substitute for an appraisal or legal/financial advice. All housing is offered without regard to protected classes, in accordance with Fair Housing laws.