Buyers along the Grand Strand are still watching every dollar, which means not every construction upgrade adds real value when it is time to sell in Myrtle Beach. In a market where single‑family median prices hovered around 365,000 in 2025 and condos around 238,825, thoughtful upgrades can help your home stand out without over‑improving it for the neighborhood. This guide walks through which projects typically offer the strongest return on investment (ROI) in today’s market—and which are more about lifestyle than resale.
Best construction upgrades for resale in Myrtle Beach
In 2025, Coastal Carolinas single‑family homes sold for a median 99 percent of list price, which shows that well‑priced, well‑presented properties are still finding solid demand. The right construction upgrades can help you stay close to that 97–99 percent of list‑price sweet spot many Myrtle Beach sellers achieved in 2025.
High‑ROI upgrades most buyers respond to today include:
Structural and mechanical basics: A newer roof, updated HVAC, and safe electrical are often considered “must have,” not “nice to have,” and can prevent steep discounts during inspection negotiations.
Energy‑efficiency improvements: National surveys show heating and cooling costs are the top environmental concern for buyers, with about 82 percent saying those costs are at least somewhat important. Efficient windows, doors, and insulation also rank high, with roughly 77 percent of buyers rating these as important features.
Kitchen and bath refreshes (not full luxury overhauls): National remodeling data consistently finds minor, mid‑range kitchen updates and practical bath improvements deliver stronger cost recovery than full luxury gut jobs, especially in typical price ranges like the Grand Strand’s 300,000–400,000 single‑family segment.
Curb appeal and exterior work: Exterior projects—such as updated siding, a new front door, and modest porch improvements—often appear near the top of cost‑versus‑value rankings because they improve first impressions and perceived quality.
Added livable square footage that matches the neighborhood: In 2025, Coastal Carolinas homes in the 2,001–3,000 square‑foot range saw both healthy sales counts and strong list‑to‑sale price ratios, which suggests functional additional space can support value when it fits local norms.
In Myrtle Beach and across Horry County, the biggest payoff usually comes from making your home feel well‑maintained, energy‑efficient, and move‑in ready—not from pushing it into a different price tier than nearby properties.
Upgrades that usually do NOT pay off at resale
Not every project aligns with buyer expectations or neighborhood values, especially in resort‑oriented areas like Myrtle Beach, North Myrtle Beach, and Surfside Beach. With condos and townhomes making up more than one‑third of local sales (about 36 percent in 2025), it is easy to overspend on personalized finishes that future buyers treat as replaceable.
Common low‑ROI or “buyer‑specific” upgrades include:
Over‑customized luxury kitchens and baths: High‑end appliance packages, imported tile, and specialty fixtures often cost more than nearby comparable homes can support, particularly when the area median single‑family price is in the mid‑300,000s.
High‑cost backyard features: Elaborate outdoor kitchens, oversized decks, or expensive hardscaping in a condo‑heavy, vacation‑home market may not recover their costs, especially when many buyers prioritize low‑maintenance living and proximity to the beach over custom hardscape designs.
Niche rooms and highly specific built‑ins: Converting a bedroom into a permanent office with built‑ins or creating a dedicated hobby room can reduce functional bedroom count or flexibility, which works against value for buyers who simply want usable, adaptable space.
Top‑of‑the‑line smart home packages: While 2025 buyers do appreciate smart features, most want basic connectivity and security rather than fully integrated, brand‑specific systems that can be expensive to maintain or replace.
Design that pushes you beyond the neighborhood: The Coastal Carolinas 2025 report shows median prices by sub‑area (such as Carolina Forest, Conway, and Garden City/Murrells Inlet) vary considerably, so “pricing out” of your area with ultra‑high‑end finishes can make recouping your investment difficult.
In many Myrtle Beach communities, buyers are willing to pay for solid condition and modern finishes, but they rarely reimburse every dollar spent on ultra‑custom or hobby‑driven projects.
How today’s buyers think about features and value
The 2025 NAR Profile of Home Buyers and Sellers shows that quality of the neighborhood, convenience to friends and family, and overall home affordability were the top neighborhood priorities for recent buyers nationwide. At the property level, buyers typically purchased homes with about three bedrooms and two baths, and they often compromised on price and condition more than on bedroom count or neighborhood quality.
A few behavior trends that affect which upgrades pay off:
Many buyers are move‑in focused: In 2025, the median buyer expected to stay in their home about 15 years, and a large share chose previously owned homes because they offered better value than new construction. That makes clean, updated, and well‑maintained homes attractive, even if finishes are mid‑range rather than ultra‑luxury.
Energy and operating costs matter: With mortgage rates averaging roughly the mid‑6 percent range in 2025 and affordability still tight nationally, buyers care about ongoing costs, including utilities and maintenance, not just the purchase price.
Investors and second‑home buyers remain active in coastal markets: With about 26 percent of 2025 buyers paying cash, many are focused on numbers and rental potential, which makes durable, easy‑to‑clean surfaces and straightforward floor plans more valuable than highly customized finishes.
Across Horry County, homes still sold relatively quickly in 2025—single‑family average days on market hovered around 123 days and condos around 132—but strategic pricing and presentation made a noticeable difference. Homes that showed well and matched buyer expectations tended to stay close to list price, while over‑improved or dated properties required price adjustments.
Myrtle Beach‑focused examples of upgrades that help resale
Because Myrtle Beach and the surrounding Grand Strand include a mix of primary residences, second homes, and investment properties, the sweetest spot is often practical upgrades with broad appeal. Below is a general guide to “typically pays” versus “usually doesn’t” for common construction projects, assuming they are done to a quality level that fits the community.
| Upgrade Type | Typically Helps Resale | Usually Lifestyle-Only |
|---|---|---|
| Roof, HVAC, plumbing, electrical | Yes — protects value and avoids inspection credits; supports strong list-to-sale price ratios seen in 2025. | Only if dramatically oversized or more complex than the home needs. |
| Energy-efficient windows, doors, insulation | Yes — aligns with buyers’ concern over heating/cooling costs and exterior efficiency. | Overspending on specialty glass or custom shapes beyond neighborhood norms. |
| Kitchen update | Yes — mid-range counters, refreshed cabinets, modern lighting, and practical layouts, especially near the $365,000 single-family median. | No — full chef-grade kitchens with commercial appliances in modest communities. |
| Bathroom update | Yes — new tile, lighting, and water-efficient fixtures that feel clean and contemporary. | No — high-end spa elements that significantly exceed area prices. |
| Added bed/bath within existing footprint | Yes — improves functionality and keeps the home competitive in the 1,900–2,500 sq ft range. | No — if it eliminates valuable open living space or creates awkward layouts. |
| Outdoor living (screened porch, simple patio) | Yes — strong appeal in coastal climates when low-maintenance and weather-appropriate. | No — elaborate outdoor kitchens and specialty structures that are costly to maintain. |
| Whole-house luxury finishes | Sometimes — primarily in high-end pockets such as select Pawleys Island or North Myrtle Beach communities; even then returns may be modest. | Often lifestyle-only when installed in median-priced neighborhoods that cannot support the new pricing level. |
In practice, owners in Conway, Carolina Forest, or Socastee often see more reliable returns from solid mid‑range upgrades and good maintenance than from one or two ultra‑expensive, highly personal projects.
How to prioritize upgrades before selling your Grand Strand home
Deciding what to do comes down to your current condition, price point, and timeline. In 2025, the Coastal Carolinas market saw inventory rise modestly—with about 3,416 single‑family and 2,881 condo listings at year‑end—creating more choice for buyers and more pressure on sellers to present homes well.
A simple way to prioritize:
Address safety and deferred maintenance first.
Fix roof leaks, electrical issues, plumbing problems, and moisture concerns; inspection findings here can lead to steep buyer credits or failed contracts.
Improve energy and operating efficiency.
Consider sealing air leaks, servicing HVAC, and upgrading key windows or doors when they are failing; buyers increasingly factor utility costs into their affordability calculations.
Refresh kitchens, baths, and surfaces within your price band.
Focus on durable, neutral finishes that photograph well online, since more than half of buyers now find their home on the internet and rely heavily on listing photos and property details.
Enhance curb appeal and outdoor usability.
In a beach‑oriented market, simple landscaping, a clean entry, and low‑maintenance outdoor spaces can help your home stand out in online searches and in‑person showings, which averaged about seven showings before pending in 2025.
Match your neighborhood.
Use recent Myrtle Beach and Grand Strand sales to understand what upgraded homes in your community actually sell for, especially around popular ranges like 250,000–500,000.
Carolina Crafted Homes stays current on Myrtle Beach market trends and can answer questions about which construction upgrades usually pay off at resale (and which do not). Reach out anytime for guidance—no pressure, just straightforward expertise.
FAQS
Q1. Which construction upgrades have the best ROI in Myrtle Beach right now?
The strongest resale returns usually come from basics: a sound roof, updated HVAC, and safe electrical and plumbing, because they protect buyers from major repair surprises and inspection issues. Energy‑efficiency upgrades such as better windows, doors, and insulation also track with buyer priorities, as most buyers rate heating and cooling costs and exterior efficiency as important. Mid‑range kitchen and bath updates that align with local single‑family median prices around 365,000 in 2025 tend to perform better than luxury overhauls. In many Grand Strand neighborhoods, homes that are clean, efficient, and move‑in ready still achieve sale‑to‑list ratios around the high‑90 percent range when priced correctly.
Q2. Are kitchen remodels worth it before selling a Myrtle Beach home?
Modest kitchen remodels usually make more sense than full replacements before resale. Replacing worn counters with durable surfaces, repainting or refacing cabinets, modernizing lighting, and updating appliances to reliable mid‑range models can help your home show well in photos and in person without overshooting neighborhood values. Because many Horry County sales cluster in the 250,000–500,000 range, spending to match what buyers expect in that band is often sufficient. Ultra‑high‑end kitchens tend to have diminishing returns unless you are in an established luxury enclave where buyers expect those finishes.
Q3. Do bathroom upgrades pay off at resale along the Grand Strand?
Yes, but scale matters. National remodeling data and buyer surveys show that updated baths with fresh tile, good lighting, and modern, water‑efficient fixtures add appeal and can support stronger offers, especially when the rest of the home is similarly updated. In contrast, heavy spending on spa‑level features—large soaking tubs, multi‑jet showers, and imported stone—rarely returns dollar‑for‑dollar in median‑priced Myrtle Beach neighborhoods. Buyers in 2025 still prioritized overall affordability and neighborhood quality over ultra‑luxury bath finishes, which suggests keeping projects practical.
Q4. Are energy‑efficient upgrades important to today’s buyers?
Energy‑efficient features are increasingly influential in buyer decisions. The 2025 NAR buyer profile found that over 80 percent of buyers considered heating and cooling costs at least somewhat important, making efficiency‑related upgrades more visible at resale. About 77 percent of buyers also rated the quality of windows, doors, and siding as important environmental features. In a climate like Myrtle Beach, where cooling costs can be significant, improved insulation, HVAC performance, and tight building envelopes can make your home more competitive compared to similarly priced listings.
Q5. How can I avoid over‑improving my home for the Myrtle Beach market?
Start by benchmarking your home against recent sales in your immediate area, including size, finish level, and sale prices. If nearby properties in Conway, Carolina Forest, or Surfside Beach close around the low‑ to mid‑300,000s, it is risky to invest in upgrades that would require a much higher list price than local comparables support. Focus on correcting condition issues, improving efficiency, and refreshing kitchens, baths, and curb appeal with finishes similar to other successful local sales. A local new‑home specialist can help you weigh your current equity and neighborhood trends against the cost of any major project.
