Grand Strand, explained.

Grand Strand real estate without the sales pitch: market trends, step-by-step buying and selling guides, and honest town-by-town comparisons.

Updated monthly: the Grand Strand market report — what homes sold for, town by town.

Lead story · Neighborhoods

Best Places to Live on the Grand Strand in 2026

A town-by-town comparison of the Grand Strand's real communities — who each one actually suits, from walkable Market Common to historic Pawleys Island.

Robin Smith · 11 min read

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• All About South Carolina Peaches (Sorry, Georgia)Georgia calls itself the Peach State. South Carolina grows more peaches than Georgia — a lot more, most years — and has never once let anyone forget it. The real numbers, a little history, when to buy them fresh, and my go-to peach cobbler.Life on the Grand Strand6 min read
• Southern Charm: On Accents I Can't Pull Off But Absolutely AdoreTen minutes into a conversation with someone who has a soft Southern drawl, my New York vowels start stretching out all on their own. A love letter to the accents of the Grand Strand, the sayings you'll pick up whether you mean to or not, and the one word I'll never pull off.Life on the Grand Strand4 min read
• How Much Does It Cost to Buy a Home in Myrtle Beach?The purchase price is one line. This is the whole cash stack — down payment, money spent before closing, the closing costs federal law caps and the ones it doesn't, South Carolina's own recording charges, and what starts the month after.Costs & Financing13 min read
• The Invisible Line on Every Oceanfront Lot in South CarolinaCoffee on the balcony, waves outside the window — that part is real. But there's a line drawn across nearly every oceanfront lot on this coast that you can't see from the deck, it decides what you're allowed to build or repair, and it can move.Buying6 min read
• The Secret History Hiding in Plain Sight at Market CommonMaybe one in ten Market Common buyers knows what they're standing on. A World War II bombing range, a prisoner-of-war camp, a big-league ball team, and a pilot whose name is on a street sign most residents drive past every day.Life on the Grand Strand7 min read
• What Horry County's Impact Fee Adds to a New Home — and When It Doesn't ApplyHorry County charges a one-time impact fee on new construction — but only in the unincorporated county, and the schedule in the code right now isn't the one Council adopted in July. Here's what applies, who pays it, and what to check before you assume it's yours.Costs & Financing12 min read
• What North Myrtle Beach Actually Approved in August 2026Eight items came before the North Myrtle Beach Planning Commission on one night in August. Only two of them were actually decided: four are recommendations City Council has not yet voted on, and two were postponed for reasons that have nothing to do with each other. Here's what each one really was, where it is, and how to tell an approval from an application yourself.Neighborhoods21 min read
• The Golf Course Behind Your House Closed. Now What?Indian Wells in Garden City closed in December 2019 and 157 acres have sat empty ever since. But the rezoning everyone fought was never approved, it never needed to be, and last December the county quietly extended the right to build there for another year. Here's how to find that out about the land near you.Neighborhoods18 min read
• How to Get Pre-Approved for a Mortgage in South CarolinaPre-qualification is a conversation. Pre-approval is a file. Here's the exact moment federal law says your application starts, what has to be verified, the two South Carolina licensing laws behind whoever is quoting you, and your rights if the answer is no.Costs & Financing13 min read
• Two State Parks, Seventeen Miles Apart, and Nothing AlikeOne is South Carolina's very first state park, built for an easy family beach day. The other has alligators on the causeway, loggerhead nests on the sand — and a castle. Here's which one to visit first.Life on the Grand Strand5 min read
• What to Know Before Buying a Home in a Myrtle Beach HOASouth Carolina's Homeowners Association Act says a rule has to be recorded at the county to be enforceable — and re-recorded every year it changes. That single provision is the most useful thing a buyer in a Grand Strand HOA can know.Insurance & HOAs12 min read
• First-Time Home Buyer's Guide to Myrtle Beach and the Grand StrandThe assistance programs a first-time buyer on the Grand Strand can actually use, the three federal loan types worth knowing, and the coastal costs that decide what you can really afford here.Buying15 min read
• How Much House Can You Afford in Myrtle Beach?What a lender is legally required to consider, what federal law counts inside your debt ratio — property taxes, required insurance and HOA dues all make the list — and why that definition hits harder on the Grand Strand than almost anywhere inland.Costs & Financing11 min read
• Buying New Construction in Myrtle Beach vs. Resale HomesNew and resale aren't just newer and older — South Carolina's disclosure law, defect-claim procedure, builder licensing, and property tax timing all treat them differently. Here's what actually changes, and what to negotiate before substantial completion.Buying14 min read
• 55+ Communities Near Myrtle Beach: How Age-Restricted Housing Actually WorksWhat the '55+' label on a Grand Strand community legally means, what a community must do to keep that status, how to verify it before you write an offer, and the South Carolina tax rules that come with age rather than with the address.Neighborhoods13 min read
• Carolina Forest: What It's Like to Live in a Planned Community Without a TownCarolina Forest has schools, a recreation center, thousands of homes and no town hall. Here's what county governance actually means for a buyer, plus what the July 2026 market did and the questions that matter in a place built almost entirely since 1995.Neighborhoods10 min read
• Surfside Beach and Garden City Beach: What Buyers Should Know About EachTwo neighboring stretches of south Strand sand, one incorporated town and one unincorporated county beach — and why that single difference changes the rules, the services, and the questions you ask before writing an offer.Neighborhoods12 min read
• VA Loans on the Grand Strand: A Buyer's Guide for VeteransHow the VA-backed purchase loan actually works on this coast — entitlement and loan limits, the funding fee and who's exempt, the 4% concession cap, the condo problem nobody warns you about, and the South Carolina tax provisions for veterans.Costs & Financing12 min read
• Let's Talk About Alligators (Without the Nightmares)South Carolina has an estimated 100,000 alligators, and yes, one may live in the pond behind your new house. Here are the real numbers — and the two situations behind nearly every encounter on record.Life on the Grand Strand5 min read
• Myrtle Beach Property Taxes: What Homeowners Need to KnowHow a Horry County property tax bill is actually built — the 4% vs. 6% assessment ratio, the school operating credit most buyers never hear about, what happens to your taxes the year you buy, and the deadlines that cost people money.Costs & Financing15 min read
• South Carolina Seller Disclosure Requirements ExplainedExactly what South Carolina's Residential Property Condition Disclosure Act requires a seller to disclose, the fifteen transfers that are exempt, what the 'no representation' box really does, and the three Grand Strand disclosures the standard form doesn't cover.Selling16 min read
• Understanding Flood Zones When Buying a Home in Myrtle BeachWhat a FEMA flood zone designation actually means for a Myrtle Beach purchase — how to read the zone letters, when your lender is legally required to make you buy coverage, what an elevation certificate tells you, and how to challenge a map you think is wrong.Insurance & HOAs14 min read
• What Does a Buyer Need to Bring to Closing in South Carolina?A practical closing-day checklist for South Carolina buyers — what to bring, the federal three-day rule that governs your Closing Disclosure, why an attorney runs the table here, and how to move your funds without getting robbed.Buying11 min read
• Wind Insurance in Coastal South Carolina: What Myrtle Beach Buyers Should KnowWhy wind and hail can be carved out of a homeowners policy on this coast, exactly where the state's coastal line falls in Horry and Georgetown counties, how the wind pool works, and the four South Carolina programs that pay you back for strengthening a house.Insurance & HOAs21 min read
• So You Want to Be a Southerner: A Field Guide for TransplantsIt usually happens around month four, in a Target parking lot. Buying the house is the easy part. Becoming a South Carolinian comes with a syllabus — and the lesson that matters most is the one nobody expects.Life on the Grand Strand5 min read
• What's the Big Deal About Pizza and Bagels? Ask a Transplant.Within fifteen minutes of meeting almost any buyer from New York or New Jersey, one question comes up. It isn't schools or taxes. And the answer I give them has very little to do with bread.Life on the Grand Strand4 min read
• Buying a Condo in Myrtle Beach: HOA Fees, Insurance & Rules ExplainedWhat actually makes condo ownership different in Myrtle Beach — master vs. unit insurance, HOA dues and reserves, rental restrictions, and financing quirks specific to condos.Insurance & HOAs8 min read
• Buying a Home in Myrtle Beach, SC: The Complete 2026 GuideA local Realtor's step-by-step guide to buying in Myrtle Beach — financing, South Carolina's attorney-closing process, property taxes, flood zones, coastal insurance, and how to pick an area.Buying14 min read
• Is Myrtle Beach a Good Place to Buy an Investment Property?An honest look at buying investment property in Myrtle Beach — short-term rental rules by municipality, the real tax layers on rental income, and how to evaluate a deal without guessing at the numbers.Buying12 min read
• Moving to Myrtle Beach, SC: The Ultimate Relocation GuideWhat to actually know before you relocate to Myrtle Beach — establishing SC residency, timing your move around hurricane season, schools, utilities, and where to live.Life on the Grand Strand11 min read
• Selling a Home in Myrtle Beach: The Complete 2026 GuideA local Realtor's step-by-step guide to selling in Myrtle Beach — pricing, South Carolina's disclosure law, the attorney-closing process, and what actually affects your net proceeds.Selling10 min read