For many buyers in southeastern North Carolina, the search does not stop at the state line. Myrtle Beach and the Grand Strand are a straight shot down U.S. 17 from Brunswick County, and some buyers compare homes on both sides of the border. Others already live in North Carolina and want a beach condo or second home in South Carolina. Buying across state lines is very doable, but a few rules work differently. Here is what North Carolina buyers should know before buying in Myrtle Beach.
Myrtle Beach at a Glance
Myrtle Beach is a resort city in Horry County, South Carolina, located in the center of the roughly 60-mile stretch of beach known as the Grand Strand. Its year-round population was 35,682 at the 2020 census. It is one of the country’s major tourism centers, known for its beaches, golf courses and restaurants, which shapes everything from traffic patterns to the condo and rental market.
Compared with the small beach towns of Brunswick County, Myrtle Beach offers a bigger-city mix of shopping, entertainment, medical services and dining, along with more high-rise oceanfront condos and resort-style buildings.
The Big Difference: South Carolina’s 4% vs. 6% Property Tax Ratio
South Carolina taxes homes very differently depending on how you use them, and this is the single most important thing for North Carolina buyers to understand.
According to Horry County government, South Carolina law provides a 4% assessment ratio for primary residences that owners live in full time. The alternative is 6%. The 4% “Legal Residence” rate applies only to primary residences, not second or vacation homes.
What That Means for You
- Moving to South Carolina full time? You may qualify for the 4% rate, but you must apply with the Horry County Assessor’s Office and provide supporting documentation. Horry County says you only need to apply once unless ownership or residency status changes.
- Keeping your North Carolina home and buying a second home or rental in Myrtle Beach? Expect the South Carolina property to be assessed at the 6% rate, which typically means a noticeably higher tax bill than a comparable primary residence.
- Timing matters. Horry County has encouraged new owners to apply by its spring deadline so that year’s tax bill reflects the 4% rate. Ask the assessor’s office about current deadlines right after closing.
Because of this, always ask for the current tax bill on any South Carolina listing and confirm whether it reflects the 4% or 6% ratio. A seller’s low tax bill may not carry over to you.
Contracts and Customs Differ by State
North Carolina buyers are used to the NC Offer to Purchase and Contract and its due diligence fee. If you need a refresher, see our due diligence fee guide. South Carolina uses its own forms and customs, so the timeline, deposits and inspection terms will look different. Work with an agent licensed in South Carolina and a South Carolina real estate attorney, and read every deadline carefully.
Condos, HOAs and Rentals
Much of Myrtle Beach’s oceanfront inventory is condos in resort-style buildings. Before you buy, review:
- HOA dues and what they cover, including building insurance and amenities.
- Reserves and special assessments, especially for older oceanfront buildings.
- Rental rules, including whether short-term rentals are allowed and whether an on-site rental program is required or optional.
- Financing eligibility, since some condo-hotel style buildings can be harder to finance than traditional condos.
If you plan to rent the property, ask about local business licenses and accommodations tax obligations, and budget for the 6% assessment ratio.
Flood and Wind Insurance
As on the North Carolina coast, flood zone and elevation matter a great deal on the Grand Strand. Get flood and wind insurance quotes early, ideally before your inspection window closes. Our flood zones explained guide covers the basics that apply on both sides of the state line.
Myrtle Beach or Brunswick County?
Some buyers find that what they really want is a quieter beach town with a short drive to Myrtle Beach amenities. If that sounds like you, compare options like Sunset Beach in our Sunset Beach town guide. Others want the energy and services of a larger city. Seeing both is the best way to decide.
FAQ: Buying in Myrtle Beach as a North Carolina Buyer
Can I get the 4% rate on a vacation home?
No. According to Horry County, the 4% Legal Residence rate applies only to primary residences, not second or vacation homes.
Do I need to apply for the 4% rate?
Yes. Apply with the Horry County Assessor’s Office and provide supporting documentation.
Does North Carolina’s due diligence fee apply in South Carolina?
The due diligence fee is part of North Carolina’s standard contract. South Carolina transactions use their own forms and terms, so review them with your agent and attorney.
Can an NC agent help me buy in Myrtle Beach?
You need an agent licensed in South Carolina. Several Aspyre Collective agents hold active South Carolina licenses.
Thinking About the Grand Strand?
Whether you are comparing Myrtle Beach with Brunswick County or adding a South Carolina second home, we can help you navigate both markets. Talk with Aspyre Collective about buying in Myrtle Beach.
