60 Miles of Coastline, Nine Distinct Markets
The Grand Strand stretches roughly 60 miles along the South Carolina coast, from Little River near the North Carolina line down through Pawleys Island. Each community has its own personality, price range, and reason people choose it. Some buyers want walkable beach towns. Some want golf course communities with a clubhouse. Some want acreage and a short drive to the sand. I cover all of it, and the area pages below break down what makes each one different.
What to Know Before Buying on the Grand Strand
Buying here is different from buying in most markets, and the differences matter. A few things I tell every client who's new to the area:
- Primary residence versus second home changes everything - Tax treatment, insurance, financing terms, and HOA rules all shift depending on how the property is classified. South Carolina's 4% primary residence rate is a meaningful discount over the 6% non-primary rate, and it's worth understanding before you make an offer.
- Flood zones, wind zones, and insurance - Coastal South Carolina has specific insurance considerations that buyers from inland markets don't always anticipate. I walk every client through what zone a property sits in and what that means for their monthly carrying cost.
- Short-term rental rules vary by city and community - If you're buying with rental income in mind, the rules in Myrtle Beach proper are different from North Myrtle Beach, which are different from Surfside, which are different from individual HOA bylaws. I help buyers match their goals to the right area before they fall in love with a property they can't use the way they planned.
- Seasonality is real - Grand Strand inventory and buyer activity follow predictable rhythms tied to tourism season. The right time to buy depends on what you're buying and why.
