North Myrtle Beach, SC

---

North Myrtle Beach sits at the northern end of the Grand Strand, blending beach-town energy with a strong “live here year-round” community feel. Buyers are typically drawn to its wide beaches (Cherry Grove through Windy Hill), access to Hwy 17 and the Intracoastal Waterway, golf and resort-style amenities, and a mix of dining/entertainment anchored by Ocean Drive and the Barefoot area. Housing options span oceanfront and water-view condos, golf and Intracoastal communities, townhomes, established single-family neighborhoods, and more affordable manufactured/modular options slightly inland.

From the attached market analysis and trend charts below, the overall story is a more selective, negotiation-friendly market compared with the fastest-paced periods: inventory has built up, time on market is longer than it was, and sale-to-list performance suggests buyers have regained leverage—especially in segments with heavier supply (often condos/townhomes, and in pockets of manufactured/modular). At the same time, desirable locations and “easy yes” condition (updated, clean, priced in line with current competition) still earn attention and can move steadily.

• Beach-side and waterway-adjacent homes/condos with strong view corridors, walkability, or true “vacation utility” tend to hold attention—particularly when the total monthly cost (HOA + insurance + taxes) pencils out.
• Single-family homes in established neighborhoods that are move-in-ready, have functional layouts, and avoid deferred maintenance are typically the most resilient when buyers get picky.
• Well-positioned condos/townhomes that can clearly answer the buyer’s top concerns—building condition, reserves, and rules—stand out in a more competitive condo environment.

• Condo and townhome listings when there are many competing active units, or where fees/insurance costs have risen.
• Dated properties (original kitchens/baths, older roofs/HVAC, visible wear) where buyers are budgeting for updates.
• Higher carrying-cost homes—anything where HOA dues, insurance, flood considerations, or special assessments materially change affordability.

North Myrtle Beach offers everything from low-fee communities to full-amenity master associations and high-service condo regimes. Early review is key:

• HOA/POA documents and budgets: reserves, recent fee increases, planned capital projects, and any pending assessments.
• Short-term rental rules: city requirements and licensing are only part of the picture—HOA/condo rules can be more restrictive (or prohibit STRs entirely).
• Insurance and building considerations (condos): master policy coverage, deductibles, wind/flood exposure, and how costs are allocated.
• Practical restrictions: parking limits, pet rules, golf-cart allowances, and trailer/boat storage policies.

• Price to today’s competition, not last year’s headlines. In a market with more choice, buyers compare aggressively.
• Condition and presentation matter more: pre-inspections (when appropriate), clean repair lists, and sharp staging/photography can reduce time-to-contract.
• Be ready for concessions: rate buydowns, repair credits, and HOA-related questions are common negotiation points when buyers have options.

• Use the added selection to target the right fit (location, HOA structure, rental rules) rather than rushing.
• Negotiate strategically: focus on condition items, total monthly cost, and comparable inventory—not just sticker price.
• Do deeper due diligence on condos/HOAs and on any property with potential flood/insurance sensitivity.

Source note: This guidance is informed by the attached Grand Strand Market Analysis report for North Myrtle Beach and its included trend charts; market data may be incomplete and is not guaranteed, and it is not an appraisal.