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Socastee, SC
Local Guidance
Socastee sits just southwest of Myrtle Beach, anchored by the Intracoastal Waterway corridor and the Socastee Blvd/Highway 707 routes—close to Market Common, Surfside Beach, and Myrtle Beach International Airport, while still feeling more “local” than the oceanfront resort core. Housing here is a true mix: established single-family neighborhoods, newer subdivisions pushing toward the 31/707 corridor, golf-adjacent communities, and a range of condos/townhomes—plus pockets of manufactured/modular homes.
From the current trendlines in the attached market report and charts, the big theme is a more selective, negotiation-friendly market. Inventory has been building (most noticeably in the attached-residential segment), and days on market have generally lengthened compared with faster periods—signs that buyers have more choices and are taking time to compare value. At the same time, prices have held up overall with normal month-to-month noise, which typically points to a market that’s slower without being stalled. In this environment, the listings that still move best tend to be well-presented, correctly priced for current condition, and strong on “total monthly cost” (price + HOA + insurance + taxes).
Practical guidance for buyers
- Expect leverage, not freebies. With more options on the shelf, buyers can be pickier about condition, layout, and location—and often negotiate repairs/credits or price more than they could in a tighter market.
- Condos/townhomes: read the fine print early. HOA/POA rules, rental restrictions (including short-term), parking limits, pet rules, and special assessments can matter as much as the list price.
- Water-adjacent areas: do the due diligence. If a home is near tidal, river, or low-lying areas, verify flood/insurance factors early so your budget doesn’t get surprised later.
Practical guidance for sellers
- Price to today’s competition, not last year’s headline. When inventory rises and buyers slow down, “testing the market” often leads to longer days and larger reductions later.
- Condition and presentation matter more now. Clean, bright, updated where it counts, and easy to show. Buyers are less forgiving of deferred maintenance when they have choices.
- Be ready to negotiate. Concessions/credits can be a smart tool to protect your net if they reduce buyer friction on financing, inspections, or insurance.
Data source & note: This guidance is based on the attached Grand Strand Market Analysis for the Socastee/Myrtle Beach 29588 area and its accompanying charts (RPR/MLS where licensed; information not guaranteed and not an appraisal).
Tap/Click the image to see the most recently listed homes in Socastee.
Deeper Dive
Click Below for Full Report
🏡 Socastee Real Estate Market Summary
Brought to you by Joe Foster – Your Local Real Estate Professional
Whether you’re thinking of buying, selling, or just keeping an eye on the market, here’s a clear snapshot of what’s happening in Socastee (Myrtle Beach 29588) based on the latest NAR/RPR market analysis.
📍 What’s Happening in Socastee
Socastee offers a wide mix of housing—single-family homes plus condos/townhomes—with options ranging from entry-level to larger homes near major Grand Strand amenities. This update tracks:
- New listings coming to market
- Homes going under contract (pending)
- Recent closed sales
- Inventory and time on market
- Distressed activity (foreclosure-related filings when present)
📊 Market Insights at a Glance
(December 2025)
Here are the headline metrics for the Socastee/29588 market area:
- Median Sold Price: $369,987 (up 7.4% month-over-month)
- Months of Inventory: 3.09 months (a slightly seller-leaning environment, not extreme)
- Sold-to-List Price Ratio: 97.8% (buyers are typically negotiating modestly below list)
- Median Days on Market (Sold Homes): 44 days (up from last month)
🏷️ Supply, Demand, and Pricing Signals
New Listings (December 2025):
- 142 new listings
- Median list price: $353,340
Active Inventory (end of December 2025):
- 398 active listings
- Median list price: $333,870
- Median days on market (active listings): 79 days
Buyer Activity (New Pending in December 2025):
- 89 homes went pending
- Median list price of pending homes: $349,000
- Median pending timeline: 44 days
✅ What Closed Sales Tell Us
December 2025 Closed Sales:
- 132 closed sales
- Median sold price: $369,987
- Median $/sqft (sold): $190
- Sold-to-list: 97.78%
🔎 Quick “Last 3 Months” Snapshot
(For-Sale Activity)
Across the last 3 months of activity reporting:
- Closed sales (sample shown): median around $302,000, median $175/sqft, median 42 days (for the closed set shown)
- Pending homes (sample shown): median around $402,558, median $209/sqft
- Distressed: 1 distressed property showed in the snapshot (limited presence)
💡 Why This Matters to You
- Sellers: With inventory around 3 months, well-prepped homes can still attract serious buyers—pricing and condition matter because buyers do have options.
- Buyers: Negotiation is present (sold-to-list under 100%), and days-on-market data suggests you may have time to make a smart, measured decision—especially on listings that linger.
- Investors/Second-home shoppers: The mix of property types and steady contract activity can create opportunities, especially if you target value pockets and verify numbers at the property level.
🤝 Want the “what does this mean for your home?” version?
I’m happy to run a hyper-local look (your neighborhood, your property type, your price band) and break down what’s most relevant for your goals.
Joe Foster
📞 (843) 874-5389
📧 mail@joefosterjr.com
🌐 joefosterjr.com
Data source: RPR (Realtors Property Resource) market analysis. Information is not guaranteed and is not an appraisal; figures reflect the defined market area and property types included in the report.