As we move into early 2026, the Horry County real estate market is shifting. After several years of intense seller-driven activity, conditions are moderating and trending toward a more balanced environment. For buyers, sellers, agents, and lenders, understanding these changes is key to enjoying a successful closing.
At The Floyd Law Firm PC, we stay focused on both market conditions and legal developments so our clients can move forward with clarity and confidence.
A cooling market creates new opportunities, as recent January and February 2026 reports reflect a softening in the local housing market. The median sale price of $322,000 in January 2026 shows a 3.5% slight downturn since January 2025. Over 814 homes sold in January 2026, compared to 899 the prior year. Homes are now averaging 119 days before selling – slightly longer than in 2025.
Inventory levels have increased, particularly in certain segments. In some areas, supply is approaching a 9.5-month level — a notable change from the tight inventory conditions of recent years. This shift is providing buyers with greater negotiating power, especially in the condominium market.
Oceanfront and resort-area condominiums are experiencing price adjustments. Median prices have dipped approximately 3.7% to around $238,825, and average days on market have extended to roughly 162 days. Increased inventory has created more competition among sellers, encouraging more realistic pricing and negotiation flexibility.
New construction along the Grand Strand remains active. Newly built homes are closing at an average of $446,000, with builders commonly offering incentives ranging from $3,000 to $17,000 to secure contracts. On average, these homes are selling for approximately 98.2% of the list price.
The Loris and Longs areas saw a 6% increase in closed sales in January 2026, even as median sales prices adjusted from $300,000 to $290,000. These communities continue to attract buyers seeking more space and relative affordability compared to coastal zones.
Major redevelopment efforts remain underway across Horry County, including the transformation of the former Myrtle Beach Speedway into new townhome communities. Several area projects in North Myrtle Beach are scheduled for completion through 2025–2026, further expanding housing options throughout the region.
Budgeting Beyond the Purchase Price
A balanced market does not eliminate the importance of careful financial planning. Buyers should account for the full cost of ownership, including property taxes, homeowners’ association (HOA) fees, and insurance.
South Carolina property taxes vary depending on how the property is used:
- Primary residences are assessed at 4%.
- Second homes and investment properties are assessed at 6%.
- After applying local millage rates, effective tax burdens typically range from approximately 0.35% to 0.53% of market value.
For example:
- A $300,000 primary residence may result in annual taxes between $1,050 and $1,590.
- A $300,000 second home may carry annual taxes between $1,575 and $2,385 — roughly 50% higher due to the assessment difference.
With recent valuation increases and tax appeal deadlines approaching in early 2026, property owners should review assessment notices carefully.
HOA costs vary significantly by community and property type:
- Condos and beachfront communities: commonly $50–$300 per month.
- Inland single-family neighborhoods: often $0–$150 per month.
Buyers should always review HOA budgets, reserve studies, and meeting minutes to identify potential special assessments or reserve shortfalls.
Insurance costs in coastal South Carolina can be substantial.
Flood insurance may be required for properties located in VE or AE flood zones, with premiums ranging from a few thousand dollars to well over $10,000 annually in high-risk areas. Inland properties often see lower flood premiums, typically between $500 and $2,000.
Wind and hurricane coverage can also significantly impact total insurance costs. Obtaining written premium estimates and reviewing elevation certificates before closing is essential for accurate budgeting.
Important Legal Updates Impacting 2025–2026 Transactions
Beyond market trends, several legal developments are affecting real estate transactions in South Carolina.
Changes Following the NAR Settlement
The National Association of Realtors (NAR) settlement brought significant changes to commission practices nationwide. Sellers are no longer required to offer compensation to a buyer’s agent. Buyers now negotiate directly with their agents regarding fees and services.
This shift increases transparency but may also require buyers to plan differently for closing costs. Sellers may find greater flexibility in structuring listing agreements.
Probate Law Updates
South Carolina increased the small estate threshold to $45,000, allowing more estates to qualify for simplified probate procedures. This change can streamline property transfers for modest estates and reduce administrative burdens for families.
South Carolina Real Estate Commission Updates
- Recent updates to real estate practice regulations include:
- Revised inspection and compliance protocols for brokerages.
- Updated standards governing the use of artificial intelligence in marketing and client communications.
- These changes reflect a growing emphasis on transparency, consumer protection, and responsible technology use in real estate transactions.
Growth, Planning, and the Future of Horry County
Horry County continues to experience substantial growth, particularly along the South Strand and North Strand. While beachfront resort communities remain densely developed, inland and unincorporated areas continue expanding through large subdivisions.
The county’s Imagine 2040 plan seeks to balance growth with thoughtful land use planning, aiming to create distinct rural, suburban, and urban areas while improving transportation access, housing availability, and community design. Affordable housing initiatives and redevelopment efforts remain important components of long-term planning.
As development expands, careful legal review of titles, surveys, zoning compliance, and land use restrictions becomes increasingly important.
Why Legal Guidance Matters in a Changing Market
In South Carolina, certain aspects of real estate transactions must be handled by a licensed attorney. At The Floyd Law Firm PC, we provide comprehensive real estate legal services, including:
- Title review and certification
- Contract review and document preparation
- Tax and lien analysis
- Coordination with lenders and realtors
- Closing oversight and document recording
- Proper disbursement of funds
For seasoned buyers, agents, or smaller transactions, we also offer streamlined minimum closing services covering essential legal steps at a reduced fee.
Attorney Patricia H. Anderson, our lead real estate attorney, works closely with agents, brokers, and lenders to ensure transparency, teamwork, and compliance with South Carolina law. With more than 100 years of combined experience, our firm has served clients throughout Surfside Beach, Myrtle Beach, and across South Carolina since 1973.
Moving Forward in 2026
The Horry County market in 2026 presents both opportunity and complexity. Buyers have greater negotiating power, sellers must price strategically, and both parties must remain mindful of evolving legal and financial considerations.
Real estate is one of life’s most significant investments. Whether you are purchasing your first home, selling property, working with a builder, or managing inherited real estate, The Floyd Law Firm PC is here to help protect your interests and guide you through every stage of the transaction.
More Information
Review of the 2025 Real Estate Law Updates in SC
Horry County’s Real Estate Market – Balancing Growth and Affordability
