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Myrtle Beach, SC
Local Guidance
Myrtle Beach is the centerpiece of the Grand Strand—an oceanfront city built around beach life, golf, dining/entertainment, and easy access to the Intracoastal Waterway. Day-to-day, it’s a mix of resort-energy near the shoreline and more residential pockets inland (with options that range from high-rise condos and townhomes to established single-family neighborhoods and select manufactured/modular communities).
What the current market “feels” like: overall inventory has been higher and buyers have more choices than they did in the tightest years of the cycle. That shows up most clearly in condos/townhomes, where selection is broader and listings tend to take longer to secure a contract—so negotiations (price, closing costs, repairs, timelines) are more common. Single-family has generally been more resilient, with better demand for well-located, move-in-ready homes that are priced appropriately for today’s payment-sensitive buyers.
Pricing behavior: across property types, pricing looks less “straight up” than it did earlier—more like a market that rewards accurate pricing and condition. Expect price-per-square-foot to vary by proximity to the beach, building/amenities, view, and HOA structure (especially for condos). Turn-key homes/units in desirable locations still draw activity; properties with dated interiors, higher carrying costs, or tougher HOA/rental restrictions are more likely to sit and require adjustments.
Timing and strategy: marketing time has generally been longer—again, especially for condos/townhomes—so sellers tend to benefit from strong presentation (clean, staged/decluttered, crisp photos), clear disclosures, and competitive positioning from day one. Buyers benefit from doing the “boring” due diligence early: HOA docs, budgets/reserves, special assessment history, insurance implications, rental rules, pet/parking limits, and any short-term rental restrictions before getting too far into the process.
Local “watch-outs” that matter in Myrtle Beach: flood/insurance considerations by location, building rules in condo communities, and the wide spread in HOA fees and what they cover. If you’re investing, confirm rental policy (long-term vs short-term), minimum stays, on-site management requirements, and whether amenities/parking access impacts guest use.
Notes: This is general market guidance, not an appraisal or a promise of performance. Real estate is subject to Fair Housing laws—housing is available without regard to protected characteristics. Always verify property details (including HOA rules/fees and restrictions) independently and consult the appropriate professionals for legal/tax/insurance guidance.
Tap/Click the image to see the most recently listed homes in Myrtle Beach.
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🏡 Myrtle Beach (Grand Strand) Real Estate Market Summary
Based on the RPR® “Grand Strand Market Analysis Report” for Myrtle Beach, SC (Single Family + Condo/Townhouse/Apt.), updated through December 2025
📍 What’s Happening in Myrtle Beach
The Myrtle Beach market is showing more balanced conditions, with inventory a little over 5 months. Homes are still selling, but buyers have more choices than in a tight “seller’s market,” and pricing power depends heavily on condition, location, and correct pricing.
📊 Market Insights at a Glance
(December 2025)
Overall market (SF + Condo/Townhome/Apt.)
- Median Sold Price: $341,000 (↑ 1.49% month-over-month)
- Sold-to-List Price: 96.8% (buyers typically negotiating below asking)
- Median Days on Market (RPR): 45 days
- Months of Inventory: 5.31 (↑ 10.6% year-over-year; slightly more supply than last year)
Value trend (model estimate, not an appraisal)
- Median Estimated Property Value: $334,550 (↑ 5.6% year-over-year)
🏷️ Inventory & Competition
New listings (December 2025)
- 549 new listings
- Median list price: $309,900
- Median $/sqft: $227
Active listings (end of December 2025 snapshot)
- 2,722 active listings
- Median list price: $277,750
- Median $/sqft: $239
- Median days in RPR (active): 102 days
What that means: more selection + longer “shelf time” for listings that are overpriced or not presentation-ready—while well-positioned homes can still move quickly.
✅ Buyer Demand
(Pending Activity)
New pending listings (December 2025)
- 350 went pending
- Median list price: $325,000
- Median days in RPR: 57 days
This indicates steady absorption, but not “instant sell” conditions across the board.
🧾 Closed Sales Snapshot
Sold listings (December 2025)
- 459 closed sales
- Median sold price: $341,000
- Median $/sqft: $198
- Avg list-to-sale: 96.82%
Practical takeaway: buyers are often negotiating—so pricing strategy and concessions matter.
⚠️ Distressed Activity
(Context Only)
In the report’s “last 3 months” activity summary, distressed properties appear in smaller numbers compared to overall activity (example shown: 14 distressed in that summary set). Distressed opportunities can exist, but availability varies by neighborhood and condition.
💡 Why This Matters to You
- Sellers: Expect buyers to compare options closely. The winning formula is usually correct pricing + great presentation + strong terms.
- Buyers: More inventory can mean more negotiating leverage, especially on homes with longer days on market.
- Investors/second-home shoppers: Watch days on market, HOA/condo rules, and insurance costs, and focus on properties that fit your hold strategy (rental rules can differ by community).
🤝 Let’s Talk About Your Next Move
Joe Foster, REALTOR®
📞 (843) 874-5389
📧 mail@joefosterjr.com
🌐 joefosterjr.com
Equal Housing Opportunity. All data is informational and deemed reliable but not guaranteed. This is not an appraisal and cannot be used for financing decisions. If you’re currently represented by another agent, please consider this market info as general education rather than a solicitation.