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A Look at Pricing, Inventory, and Buyer Behavior—Minus the Headlines
If you’ve been watching the national news, you’ve probably heard conflicting messages about the housing market. Some say we’re cooling. Others call it a correction. The truth, as usual, lives in the local data.
Here’s what actually happened in the Myrtle Beach area last quarter—and what it tells us heading into the second half of the year.
Median prices held steady across most primary residential communities, with mild growth in some submarkets and soft pullback in higher-end second-home areas. We’re no longer seeing the sharp spikes of 2021–2022, but homes that are well-priced and well-presented are still commanding strong numbers.
What’s moving: Updated single-family homes under $600K
What’s adjusting: Properties in the $800K+ range with limited differentiation
Buyers aren’t overpaying. But they’re not sitting idle either.
We saw a modest increase in inventory—especially in condo and townhome segments—but not enough to shift leverage significantly. Many sellers are still holding onto low-rate mortgages, which is keeping overall inventory below historical norms.
The result? Buyers have a bit more choice, but competition hasn’t disappeared. Well-positioned listings continue to move, especially in school-zone neighborhoods and low-HOA communities.
The average time on market ticked up slightly in Q2, particularly for listings that entered too high or didn’t show well out of the gate. But this is still a far cry from a slow market.
Homes priced in line with comps—and prepped with intention—are still going under contract within 14–21 days on average.
Takeaway: The urgency has shifted from buyers to sellers. You no longer get multiple offers just for showing up. Strategy matters now.
Buyers are more selective, better informed, and taking the time to compare—not just rush in. But they’re still showing up.
Relocation activity from the Northeast and Midwest remains strong. Retirees and second-home buyers are active, but cautious. First-time buyers are more sensitive to interest rates and insurance premiums, but still engaged.
As we head into Q3, expect a market that rewards preparation and penalizes assumption. The days of “list high and see what happens” are behind us—for now.
The good news? Sellers who understand current buyer psychology—and buyers who approach the process with clarity—are both finding success.
Thinking about making a move this quarter? Let’s connect. I’ll give you a detailed, local data snapshot and help you approach the market with a plan that reflects where things actually stand—not where the headlines say they’re going.
Not Every Price Drop Means the Market Is Weak
If you’ve been scanning local listings, you’ve probably noticed more price reductions popping up across the Myrtle Beach area. For many buyers (and even sellers), that raises a familiar question: Is the market slowing down?
The short answer? Not necessarily.
A price reduction can mean many things—but it’s rarely a reflection of market collapse. Often, it’s a sign that a listing started too high, and the seller (or their agent) is now adjusting to where the demand actually is.
Here’s how to read price reductions correctly—so you can respond strategically, not reactively.
Some properties are simply mispriced at launch. It may be due to outdated comps, unrealistic expectations, or an attempt to “test the market.” When that pricing doesn’t generate interest in the first few weeks, a reduction becomes the necessary next step—not a sign of panic, but of course correction.
In most cases, strong homes that are priced right from the start still sell close to asking.
In today’s market, pricing has to match both what the data shows and how buyers behave. If a seller is serious about moving forward, they’ll respond to feedback and traffic. That might mean adjusting price, offering credits, or updating the listing presentation to reflect seasonal shifts or changing interest rates.
A price drop doesn’t make a listing weak. A lack of strategy does.
Price reductions are only meaningful when you know the full story:
How long was the home on the market before the change?
How does the new price compare to similar homes nearby?
Has there been a change in condition, staging, or listing photos?
Was the original price already above market range?
This is where buyer agents—and clear data—make a difference. Not every discount is a deal. But some are exactly that.
If you’re watching a home drop in price, don’t assume it’s “damaged goods.” It could be a seller who’s now in alignment with the market—and more open to negotiation.
I help my buyers analyze reductions in real time:
Which ones signal real opportunity
Which ones need further due diligence
When it’s time to move—and when it’s time to walk
If you’re preparing to list, seeing price drops on other homes doesn’t mean you need to undercut. It means you need to price accurately—and be willing to adjust early if needed. Waiting too long often costs more than a timely correction.
They reflect a dynamic one. What matters most is knowing how to interpret them—whether you’re preparing to list or getting ready to buy.
The Myrtle Beach market still has strong segments, active buyers, and real opportunity. But clarity—not wishful thinking—is what drives results.
Want help reading the market in real time? Let’s talk. I’ll walk you through current pricing behavior, what reductions actually mean, and how to move forward with strategy—not guesswork.
Local Demand Tells a Different Story Than the Headlines
If you’ve been following national housing news lately, you’ve probably seen headlines about rising interest rates, affordability pressures, and a potential cooling market. But on the ground here in the Myrtle Beach area, the reality is more nuanced—and in many cases, more active than expected.
Despite higher borrowing costs, qualified buyers are still showing up. Sellers are still getting strong offers. And homes in key price points are still moving—especially when priced and presented correctly.
Here’s why the market hasn’t slowed the way many thought it might.
Relocation demand remains strong—especially from the Northeast, Midwest, and parts of the Southeast seeing higher property taxes and cost-of-living spikes. For many of these buyers, Myrtle Beach still offers better value per square foot, favorable tax structure, and access to coastal living that feels attainable.
Even with mortgage rates higher than they were a year ago, out-of-state buyers are arriving with cash, large down payments, or long-term intent that makes the math work.
While some price brackets have leveled out, inventory is still limited in many high-demand neighborhoods—particularly homes under $600K with three or more bedrooms, updated systems, and proximity to schools, golf, or the beach.
When quality inventory is low, well-prepared listings continue to sell quickly.
Homes that are move-in ready, well-priced, and located in proven communities are not sitting idle. Buyer traffic may be more measured—but serious buyers are still moving with intent.
Today’s buyers are doing more research, asking better questions, and taking time to understand property condition, flood zones, and long-term costs. But they’re still buying—because they’re shopping based on life changes, not just interest rates.
Marriage, relocation, retirement, and up-sizing are still happening. Rates haven’t stopped those moves. They’ve just shifted how buyers approach the process.
We’re seeing a welcome shift toward realistic pricing and thoughtful preparation. Sellers who understand current market behavior—and list accordingly—are still seeing strong activity, clean negotiations, and timely closings.
Gone are the days of extreme overpricing with minimal prep. What works now is a clear strategy rooted in comps, neighborhood demand, and buyer expectations. That’s exactly where I focus.
Myrtle Beach is not a proxy for the national market. We have a unique mix of full-time residents, second-home buyers, and investors. That blend creates resilience. It also means activity may shift within segments—but rarely disappears altogether.
I monitor that activity weekly—not just broadly, but by neighborhood, price point, and property type. If things begin to slow in one zone, others may pick up in its place.
Yes, the market is different than it was 12–18 months ago. But different doesn’t mean dead. Smart buyers and prepared sellers are still closing. The ones who win are the ones who operate with clarity—not hesitation.
Thinking about entering the market? Let’s talk. I’ll give you a local data snapshot and help you understand what’s moving, what’s paused, and how to align your timing with today’s conditions.
Where the Momentum Is Building—and Why It Matters
Not all growth happens at once. While the broader Myrtle Beach market remains active, certain neighborhoods are seeing sharper increases in buyer interest, inventory turnover, and long-term appreciation potential.
Whether you’re considering a move or watching your property’s value, paying attention to where the momentum is building can help you act more strategically.
Here’s a look at a few areas gaining traction this year—and what’s driving that shift.
Why It’s Moving:
Carolina Forest continues to be one of the most active submarkets west of the Intracoastal. With new construction options, solid school zones, and strong infrastructure, it offers value for both primary buyers and investors. Inventory is tight, especially in established sections like Covington Lake and The Farm, where resale activity remains high.
Who it’s attracting:
Relocation buyers
Families seeking newer homes without coastal premiums
Investors targeting long-term rental stability
Why It’s Moving:
While always in demand, Surfside Beach is drawing new attention from buyers who want walkable coastal living without Myrtle Beach crowds. The return of seasonal tourism, combined with low resale inventory under $700K, has made this a competitive market—especially in communities like Surfside Beach Club and The Lakes.
Who it’s attracting:
Second-home buyers
Sellers trading up from inland areas
Buyers looking for long-term rental income potential
Why It’s Moving:
Little River has long been undervalued relative to its Intracoastal location. That’s starting to change. With marina access, new construction under $500K, and proximity to North Myrtle without the traffic, it’s gaining attention—especially among retirees and out-of-state buyers looking for a quieter pace.
Who it’s attracting:
Buyers relocating from the Northeast
Retirees seeking low-maintenance living
First-time buyers priced out of central Myrtle Beach
Why It’s Moving:
This area has always attracted a specific buyer—one seeking historic charm, privacy, and low turnover. But with more high-net-worth buyers looking for second homes with character (not just space), demand is increasing. Homes in The Reserve and Litchfield by the Sea are selling faster, with less negotiation.
Who it’s attracting:
Discerning second-home buyers
Retirees looking for architectural charm
Sellers exploring whether now is the time to cash out
Why It’s Moving:
While North Myrtle Beach remains a perennial favorite, certain pockets—especially Cherry Grove and Tidewater—are seeing sharper gains. Waterfront access, golf course frontage, and the ability to short-term rent have kept these areas active even as other segments cool.
Who it’s attracting:
Vacation rental investors
Buyers seeking water access without full-time resort density
Locals trading up to larger homes with view corridors
Market shifts don’t happen overnight. I track neighborhood-level data weekly:
Days on market
Price-to-list ratios
Inventory movement
Buyer activity by property type
This allows me to guide clients with more than just opinions—it’s advice backed by what the numbers show, not just what trends say.
Curious about how your neighborhood stacks up—or where to focus your search next? Let’s connect. I’ll walk you through what’s heating up, what’s holding steady, and where the opportunities really are.
Understand the Momentum—Before You Make a Move
You’ve probably heard the terms “buyer’s market” and “seller’s market.” They get used a lot—but what they actually mean can shift dramatically based on location, property type, and even the time of year.
In the Myrtle Beach area, the balance between supply and demand isn’t always obvious from national headlines. That’s why I track local housing data weekly—so you don’t have to make decisions based on guesswork or outdated assumptions.
Here’s how to understand where we are right now—and what it means for your next move.
A seller’s market happens when there are more buyers than available homes. Inventory is tight, days on market are low, and sellers often receive multiple offers—sometimes over asking.
A buyer’s market is the opposite. There’s more inventory than demand, which gives buyers more negotiating power, flexibility on price, and time to make decisions.
Most markets don’t stay one or the other for long. Often, they fall into a balanced market where pricing is stable, well-prepared homes sell steadily, and negotiation terms vary by property type.
As of this quarter, most Myrtle Beach-area neighborhoods are still showing signs of a moderately competitive market—but not across the board.
Here’s what the data is telling us:
Well-priced single-family homes under $500K are still moving quickly, especially in primary residential areas.
Luxury homes and second-home properties are seeing longer days on market, as buyers at higher price points take a more cautious approach.
Inventory is rising slightly in some condo markets, giving buyers more leverage—but motivated sellers can still compete with the right pricing and prep.
Mortgage rates are stabilizing, but affordability remains a key factor in buyer behavior.
In short: it’s not a pure seller’s market or buyer’s market. It’s a segmented one. And your strategy should match the segment you’re in.
You can still achieve strong results—but only if your listing reflects market conditions.
That means:
Pricing based on recent sales, not just neighborhood averages
Addressing repairs or prep work before hitting the market
Knowing where buyer demand is strongest and positioning accordingly
The wrong price won’t attract interest. The right strategy still gets results.
You may have more breathing room than you would have 12–18 months ago—but clean, well-priced homes are still moving fast. Waiting too long on the right property often means losing it.
Smart buyers are focusing on:
Pre-approval and financing structure
Realistic expectations on concessions or timing
Identifying properties with long-term value, not just list price appeal
The only way to know if it’s the right time to act is to look at what’s happening in your specific submarket—not rely on broad trends or online assumptions.
That’s what I do every week: track new listings, monitor contract activity, and identify shifts before they show up in the headlines.
Thinking about buying or selling this quarter? Let’s connect. I’ll show you what’s moving, what’s not, and how to navigate your next step with clarity—not guesswork.
The Deal Isn’t Done—But It Should Be Structured
Getting an offer is a milestone. Accepting one is a decision. But what comes next still matters—because the path between the handshake and the closing table includes multiple steps that need to be managed with precision.
Here’s what to expect after the offer is signed—and how I help you navigate the process without unnecessary stress or surprises.
Once both parties sign, the home is officially “under contract.” But that doesn’t mean it’s sold yet. We’re now in the due diligence and contingency period—a stretch of time where the buyer conducts inspections, finalizes financing, and confirms the home meets their expectations.
My role at this stage is to track the timeline, coordinate with the buyer’s agent, and keep everything on schedule.
Most contracts include a general home inspection, often followed by specialty inspections (roof, HVAC, termite, etc.) depending on what’s found. This is a critical part of the process where issues can emerge—even in well-maintained homes.
What I do:
Prepare you for what to expect before the inspector arrives
Manage communication with the buyer’s agent post-inspection
Review the report with you and help assess any repair requests
Not every request needs a “yes,” but how you respond should be strategic, not emotional.
Depending on what’s uncovered during inspections, the buyer may request repairs, credits, or price adjustments. This is normal—and navigable—with the right preparation.
I’ll help you:
Evaluate the cost and scope of any reasonable repairs
Determine when a repair credit may be smarter than doing the work
Push back on overreaches with professionalism and clarity
The goal isn’t just to get the deal done—it’s to protect your interests without derailing momentum.
If the buyer is using financing, their lender will order an appraisal to confirm the contract price reflects fair market value. If the appraisal comes in at or above contract price, we move forward. If it comes in low, we may need to renegotiate—or challenge the appraisal with data.
This is where pre-list pricing strategy matters. I price homes with an eye on both buyer interest and appraiser expectations.
With contingencies cleared, we move into the final stretch:
The buyer’s lender completes underwriting
Title work is finalized
Closing disclosures are issued
You schedule your final move-out
During this phase, I stay in close communication with all parties—lender, attorney, and buyer’s agent—to make sure no loose ends delay the timeline.
The buyer signs first. You’ll sign second—either that day or ahead of time, depending on the closing structure. Once funds are disbursed, the transaction is complete and ownership transfers.
In South Carolina, closings are typically handled by a real estate attorney. I’ll coordinate that for you, too.
The right offer is just the beginning. What happens next determines whether you close on time, under stress—or with confidence and clarity.
That’s where experience makes a difference.
Selling this year? Let’s talk. I’ll walk you through every stage—from pricing to post-offer strategy—so you’re never caught off guard by what’s next.
How to Stay Show-Ready Without Losing Your Mind
Selling your home while still living in it is a balancing act. You want strong offers—and that means presenting the home in its best light. But you also still need to live your life, work your schedule, and maintain a sense of normalcy in the process.
The good news: staying show-ready doesn’t have to mean perfection. With a few smart systems in place, you can keep things manageable, efficient, and even low-stress.
Here’s how I coach my sellers to stay ready—without overextending.
You don’t need to deep clean every single day. But a consistent, low-effort routine helps you avoid last-minute panic before a showing.
Try this daily 10-minute checklist:
Wipe down bathroom counters and mirrors
Load and run the dishwasher
Take out trash or move it to a concealed bin
Fold and store visible laundry
Give floors a quick sweep (especially high-traffic areas)
When you reset the space daily, nothing gets too far out of hand.
There will be moments when a showing is booked with short notice. Designate one or two concealed storage areas—closets, bins, or even a trunk—for temporarily stashing items like toys, mail, or loose electronics.
Pro tip: Buyers don’t open dresser drawers, but they do open closets. Use a laundry basket with a lid or a decorative bin for fast cleanup.
Buyers want to envision their life in the home—but not walk into one that feels sterile or staged. The balance lies in clear surfaces with a few intentional details.
Think:
A single bowl of fresh fruit on the counter
Clean, folded towels in the bathroom
One or two books or candles on the coffee table
Less clutter = more perceived space. But it should still feel like a home, not a showroom.
If you have pets, you’ll want to be thoughtful about managing odors, fur, and their location during showings. Not all buyers are animal lovers—and even those who are may find it distracting.
Plan ahead:
Use a lint roller and vacuum often
Store pet beds and bowls when possible
Have a go-bag ready for leashes, toys, and crates
Take dogs with you during showings if feasible
If you’re able to, try not to be home during showings. It allows buyers to move through the home comfortably and envision themselves in the space. Your presence—no matter how polite—can unintentionally create pressure.
If you work from home or have kids with virtual learning schedules, we’ll build a showing calendar that respects your daily routine while keeping buyer access flexible.
You don’t need to be show-perfect. You just need to be show-ready. That’s the difference between overwhelm and strategy.
A clear plan—and a little margin for real life—can make the selling process far less disruptive.
Selling while you still live in the home? Let’s connect. I’ll walk you through a practical prep strategy that works with your day-to-day, not against it.
Why Timing Your Sale Matters More Than You Think
When it comes to selling your home, pricing isn’t the only decision that shapes your outcome. Timing matters—and in many cases, it matters more than sellers realize.
Listing too early can mean leaving money on the table. Listing too late can mean missing peak visibility. The goal is not just to sell—but to sell on your terms, at the right price, with the right level of interest.
Here’s how I help clients assess timing through a strategic lens—not just the calendar.
In coastal markets like Myrtle Beach, real estate doesn’t move on a uniform schedule. A neighborhood filled with second homes may peak at different times than a year-round residential area.
Key questions to ask:
Is your home likely to appeal to retirees, vacation buyers, or full-time residents?
Does your community see more foot traffic in spring, summer, or post-holiday months?
Are rental investors actively shopping this quarter—or waiting for rates to adjust?
Every segment has its own rhythm. The key is aligning your listing window with buyer activity—not assumptions.
Timing isn’t just about season—it’s about supply. If you list when competition is low, you may command more attention and stronger offers. If you list into a crowded market, your home will need to work harder to stand out.
Smart listing strategy looks at both buyer demand and inventory pressure.
I monitor those metrics closely—not just at the city level, but by neighborhood and property type. That insight can help you determine whether you’re entering a seller’s window—or a price-sensitive one.
Some sellers are relocating with a hard deadline. Others are flexible but want to maximize value. Your goals will determine how we structure the listing—not the other way around.
If speed is the priority:
We may price more aggressively, pre-inspect the property, and frontload marketing for immediate momentum.
If value is the focus:
We may wait for the right cycle, build out a prep plan, and use targeted marketing to create buyer tension.
There’s no one-size-fits-all timeline—but there is a right timeline for your situation.
Rushed listings often show up in the photography, the staging, and the market response. A few extra weeks of preparation—whether for light repairs, decluttering, or strategy planning—can materially improve your results.
You don’t need to rush to market just because “spring is busy.” You need to list when the home is ready and the market is responsive. That’s what sells.
Some sellers try to time the market perfectly. Others list because they feel like they should. The best results tend to come from a more balanced approach: aligning market conditions, property readiness, and seller goals into one clear window.
That’s what I help clients build.
Thinking about listing this year? Let’s talk. I’ll review your timing, your market segment, and your goals—then give you a data-backed plan for when and how to go to market with confidence.
Serious Buyers Notice—And So Do the Ones Who Walk Away
In any market, sellers want to get the most for their home. That’s reasonable. But pricing a home above its market value—whether due to emotion, past improvements, or a misunderstood comparison—often backfires.
And in today’s market, where buyers have access to more data than ever, overpricing doesn’t go unnoticed. It gets penalized.
If your goal is to sell efficiently and maximize return, here’s why strategy beats wishful thinking every time.
The first 7–14 days after a home hits the MLS are critical. That’s when your listing gets the most visibility, the most showings, and the most energy from qualified buyers.
Overpricing in this window doesn’t just delay offers—it can permanently reposition your home as one that’s “been sitting.” That changes the psychology of how it’s perceived.
The result: You may eventually sell—but not before price reductions, longer time on market, and diminished leverage.
Today’s buyers are informed. They’re tracking price per square foot, filtering by days on market, and comparing homes in real time. If your property is clearly priced outside of its tier, most won’t even schedule a showing.
In some cases, the right buyer won’t even see the listing—because it’s been filtered out of their saved searches.
Smart pricing gets you in front of the right audience. Overpricing gets ignored.
Real estate professionals know their market. If your home is priced outside the expected range, it signals to buyer agents that a tough negotiation may be ahead—or that you’re not motivated to sell.
Worse, it may keep strong agents from bringing their clients through the door at all.
A price reduction may seem like a simple correction, but to buyers, it can raise red flags:
Was the home flawed?
Why didn’t it sell at the first price?
Are the sellers willing to negotiate even lower now?
It’s hard to reframe a listing once it’s been repositioned as a “price drop.” Your strongest offer often comes early—and only if the price is aligned with market expectations.
Even if a buyer is willing to meet your high asking price, their lender still needs the home to appraise. If the contract price can’t be supported by recent comps, the deal may fall apart—or you’ll be renegotiating under pressure.
Pricing with margin for negotiation is fine. But pricing with no basis in market reality is risky at every stage.
I don’t price to flatter. I price to sell—efficiently, confidently, and with your long-term goals in mind.
That means:
Analyzing comparable sales, not just active listings
Adjusting for condition, upgrades, and buyer demand
Understanding how timing, seasonality, and inventory affect perception
Positioning your home to attract serious interest, not just views
Planning to list soon? Let’s talk. I’ll run the numbers, show you how buyers actually think, and help you price for strength—not second-guessing.
Small Shifts That Make a Big Difference in Today’s Market
Buyer priorities evolve—especially in a market shaped by changing work habits, rising insurance costs, and a growing preference for functionality over flash. If you’re planning to sell, or even preparing to list in the next 6–12 months, understanding what buyers are currently looking for can help you make smarter, more targeted updates.
Here’s where the market is moving—and where a few practical changes can add value without overextending your budget.
Open-concept layouts still have appeal, but many buyers now want clearly defined areas—especially if one or more household members work from home. Flexible-use rooms (think home office, library, or media space) are in demand, even in modestly sized homes.
Tip:
If you’re staging a listing, consider showing how a spare bedroom or underused nook could function as a quiet workspace or study zone.
Curb appeal matters, but elaborate gardens are less persuasive than clean, well-kept spaces that don’t require hours of upkeep. Buyers are increasingly focused on homes that feel manageable—inside and out.
Tip:
Swap out high-maintenance beds for native plants or drought-tolerant choices. Fresh mulch and tidy edging go further than complex designs.
Buyers still prioritize kitchens—but the era of statement backsplashes and ornate finishes is waning. Today’s preferred look is simple, functional, and easy to personalize.
Tip:
If your cabinets are in good shape, a neutral paint refresh, new hardware, and updated lighting can do more than a full remodel—especially in a market where buyers value move-in-ready over trendy.
Mudrooms, built-in shelving, or even a designated bench with hooks by the entry can go a long way. Buyers want everyday convenience—and they notice when a home is designed to support real life.
Tip:
Even modest storage updates (closet systems, pantry organization, cabinet pull-outs) can leave a lasting impression during showings.
Buyers are more conscious of monthly costs than ever. Updated HVAC systems, quality windows, and LED lighting are attractive not just for sustainability, but for their ability to reduce future utility bills.
Tip:
If your home has energy-efficient upgrades, make sure they’re highlighted clearly in your listing—not buried in fine print.
In the Myrtle Beach area, buyers are looking beyond aesthetics. They want homes that hold up against heat, humidity, and storms. Metal roofs, fiber cement siding, and storm-rated windows are seen as investments—not just features.
Tip:
Even small touches—like rust-resistant fixtures, proper crawlspace encapsulation, or upgraded exterior paint—signal that a home has been cared for with the local climate in mind.
Today’s buyers are practical. They want homes that support how people actually live—not just how they look in photos. You don’t need a full remodel to make your property stand out. You just need to know what matters.
That’s where I come in.
Considering a sale this year? Let’s talk. I’ll walk through your property, help you identify updates that make sense, and guide you through a prep strategy that speaks to today’s buyers—without overinvesting.