Socastee, SC

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Southwest Myrtle Beach | August 2026
Prepared by Joe Foster, REALTOR®

Socastee remains seller-leaning, but the market moved noticeably closer to balance in June. Inventory increased, sales slowed, and buyers gained more time and negotiating room.

Median sold price: $343,000
Homes for sale: 461
Housing supply: 4.75 months
Median selling time: 41 days
Sold-to-list price: 97.9%
New listings: 132

The median sold price increased 3.4% from May but remained 2% below the previous year. Meanwhile, active inventory jumped 18.8%, completed sales fell 12.1%, and new listings declined 20.5%.

In plain terms:

➡️ Buyers have more homes to compare
➡️ Sellers still hold a modest advantage
➡️ Most homes are selling below asking price
➡️ The market is moving—but buyers no longer have to sprint at every listing

Socastee ended June with 461 active listings, compared with 123 completed sales during the month. Housing supply rose to 4.75 months, up 29.8% from May but down 3.3% from one year earlier.

Active listings had been on the market for a median of 67 days, while the homes that sold had a median market time of 41 days. That difference matters: attractive, properly priced homes are still selling, while listings that miss the mark may sit considerably longer.

Thinking of selling?

Pricing should reflect today’s available competition—not an older sale or the asking price of a nearby home that has not sold. Condition, photography, insurance costs, flood considerations, HOA rules, and overall presentation can strongly influence how buyers compare your property.

Thinking of buying?

The increase in inventory gives you more room to compare homes, complete inspections, and negotiate reasonable terms. Sellers may consider repairs, closing-cost assistance, price adjustments, or other concessions, particularly when a property has spent several weeks on the market.

Watching values?

The median estimated property value was $313,440, down 0.3% for the month but up 0.4% over the past year. That estimate is produced by an automated valuation model and is not an appraisal. Individual results can vary considerably among established neighborhoods, newer subdivisions, townhomes, manufactured homes, and water-adjacent properties.

August brings recreation programs, youth sports, live entertainment, and community activities throughout Socastee, Market Common, and the greater Myrtle Beach area. Horry County Parks and Recreation and the City of Myrtle Beach maintain current event calendars for dates and details.

Socastee is not one single housing market. Established neighborhoods, newer subdivisions, townhomes, condos, manufactured-home communities, and properties near the Intracoastal Waterway can each have different costs, risks, and buyer demand.

Joe Foster, REALTOR®
Century 21, Palms Realty

South Carolina License #134334 

📞 (843) 608-1479
📧 mail@joefosterjr.com

This summary is for informational purposes only and is not an appraisal or guarantee of value.
Data is sourced from Realtors Property Resource® (RPR), MLS, and public records; information is not guaranteed.
Market statistics reflect all residential property types and may not include all transactions.
Market conditions can change rapidly and vary by property and location.
Equal Housing Opportunity.