TL;DR: Single-family and condo prices on the Grand Strand moved in opposite directions this spring, which means your budget depends heavily on which segment you shop. Before you commit to a number, confirm South Carolina's current tax provisions with SCDOR and check the flood zone — Horry County's elevation rules can change a project's cost more than the listing price does.
Anyone weighing a move to the Grand Strand runs into the same problem: the tax answers and the housing answers live in different places. According to CCAR MLS Monthly Indicators (April 2026), the median single-family sales price held at $368,000 — flat year over year — while the median condo price fell 7.6 percent to $231,000. Two very different budgets, in the same market. Layer on South Carolina's tax rules, Horry County's flood elevation requirements, and the carrying costs that never appear in a listing price, and the real question shifts. It stops being "can I afford the house?" It becomes "can I afford the whole picture?"
What the Cost of Retiring in Myrtle Beach Looks Like in 2026
The two halves of this market are not behaving the same way.
According to CCAR MLS (April 2026), single-family inventory tightened slightly, down 1.6 percent year over year to 3,965 listings, with 4.3 months of supply. Condo inventory moved the other direction — up 3.5 percent to 3,416 listings, sitting at 8.1 months of supply. That gap matters. More supply generally means more room to negotiate and less pressure to decide quickly.
Pricing followed the same split. Single-family prices held steady while condo prices gave back 7.6 percent.
Grand Strand Market Snapshot — April 2026
| Metric | Single-Family Homes | Condos |
|---|---|---|
| Median Sales Price | $368,000 (flat) | $231,000 (−7.6%) |
| Months Supply of Inventory | 4.3 (−4.4%) | 8.1 (0.0%) |
| Days on Market Until Sale | 125 (+2.5%) | 131 (0.0%) |
| Housing Affordability Index | 82 (+5.1%) | 131 (+13.9%) |
| Inventory of Homes for Sale | 3,965 (−1.6%) | 3,416 (+3.5%) |
Source: CCAR MLS Monthly Indicators (April 2026), current as of May 10, 2026. Percent changes are year over year.
A higher affordability index means a median-priced home is more attainable on a median income. The condo index of 131 versus 82 for single-family homes explains a lot about how buyers are shopping the Grand Strand right now.
South Carolina Taxes: What to Confirm Before You Budget
South Carolina has several provisions that affect people drawing retirement income. There is a deduction for retirement income, an additional deduction that applies at a certain age, property tax relief available to qualifying owner-occupants, and a state-level deduction on long-term capital gains.
Here is what we are not going to do: publish the dollar amounts.
Those figures move with legislative sessions and filing years. A number that was right in 2024 may not be right for your 2026 return, and a stale figure in a retirement budget is an expensive mistake. Confirm current amounts and eligibility rules directly with the South Carolina Department of Revenue, and have a licensed tax professional review your specific situation before you finalize anything.
Two areas worth understanding in advance, because they come up constantly:
Capital gains on a home sale. South Carolina's treatment of long-term gains is separate from federal treatment. We cover the state deduction in more detail in our post on the South Carolina 44% capital gains exclusion.
Selling a longtime primary residence. The federal and state pieces interact, and the sequence matters. See our breakdown of capital gains tax on a South Carolina home sale.
Consult a licensed tax professional for your specific situation. Programs, thresholds, and rates are subject to change; verify current details before relying on them.
Flood Zones and Elevation: Horry County's Rules Change the Math
This is the cost most people never see coming, and it has nothing to do with the sale price.
According to Horry County Government's Build Responsibly guidance (accessed July 2026), construction in a designated flood zone carries specific elevation requirements:
In an AE zone, buildings must be elevated so the lowest floor sits at least 3 feet above base flood elevation, verified by a finished-construction elevation certificate.
In a VE zone, the bottom of the lowest supporting horizontal member must sit at least 3 feet above base flood elevation, also verified by certificate.
In a Zone A without an established base flood elevation, the lowest floor must be at least 24 inches above the highest adjacent grade, verified by the building inspector, with a certificate completed by the homeowner or a licensed surveyor or engineer.
There is a second rule that catches renovation plans. Horry County notes that under NFIP requirements, if the cost of reconstruction, additions, or other improvements reaches or exceeds 50 percent of a building's market value, the building must meet the same construction standards as new construction. The same applies to substantially damaged buildings.
Translation: buying an older coastal property and planning a significant remodel can trigger a full elevation requirement. That is a structural project, not a cosmetic one.
Also worth knowing — in unincorporated Horry County, a permit is required for construction or improvement costing more than $500, including materials and labor. Questions on any of this go to Horry County Code Enforcement at 843-915-5090.
Space Needs Shift, but Budgets Do Not Shrink Proportionally
National data suggests buyers trade down less dramatically than expected.
According to the NAR Profile of Home Buyers and Sellers (2025), sellers aged 65 to 74 sold a median 2,000 square feet and purchased a median 1,900 — a difference of just 100 square feet. Sellers 75 and older sold a median 2,100 square feet and bought 1,800. The median age of all buyers reached 59, a record high, with 25 percent of buyers between 65 and 74 and 11 percent aged 75 or older.
The same report found median tenure in the home reached 11 years, an all-time high. The most commonly cited reason for selling was a desire to move closer to friends and family, at 26 percent.
The practical takeaway: a smaller floor plan does not automatically mean a proportionally smaller budget. Fixed elements — kitchens, mechanical systems, site work, elevation requirements in a flood zone — carry costs that do not scale down with square footage. Buyers prioritizing single-level living or a specific layout often find that the features driving the price are not the ones measured in square feet.
Worth reading alongside this: our overview of whether Myrtle Beach works as a retirement destination.
If you are mapping out what a Grand Strand move actually costs, the flood zone question usually shifts the numbers more than anything else — and it is the hardest thing to answer from a listing page. We build throughout Horry County and work through elevation requirements, certificates, and county permitting on every project. If you want to talk through what a specific lot or floor plan would require, start the conversation. No pressure — just answers.
FAQ SECTION
How much does a home cost in Myrtle Beach in 2026?
It depends on the property type. According to CCAR MLS Monthly Indicators (April 2026), the median single-family sales price was $368,000, unchanged from a year earlier. The median condo price was $231,000, down 7.6 percent year over year. Those are regional medians across the Coastal Carolinas MLS, so individual submarkets within Horry County vary. New construction pricing depends on lot, plan, site conditions, and whether the property sits in a designated flood zone.
Is a condo or a single-family home the better value on the Grand Strand right now?
The two segments are behaving differently. CCAR MLS (April 2026) reported 8.1 months of condo supply versus 4.3 months for single-family homes, with condo inventory up 3.5 percent and single-family inventory down 1.6 percent. More supply typically means more negotiating room. The condo housing affordability index sat at 131 versus 82 for single-family. That said, condos carry association fees and shared-structure considerations that single-family ownership does not.
What tax benefits does South Carolina offer people in retirement?
South Carolina provides a deduction for retirement income, an additional deduction that applies at a qualifying age, property tax relief for qualifying owner-occupants, and a state deduction on long-term capital gains. Specific dollar amounts, income thresholds, and eligibility rules change by filing year and legislative session. Verify current figures directly with the South Carolina Department of Revenue at dor.sc.gov and consult a licensed tax professional before building them into a budget.
Do I need an elevation certificate for a home in Horry County?
If the property sits in a designated flood zone, likely yes. Horry County Government's Build Responsibly guidance (accessed July 2026) states that buildings in AE and VE zones must be elevated at least 3 feet above base flood elevation, verified by a finished-construction elevation certificate. In Zone A without an established base flood elevation, the lowest floor must be at least 24 inches above the highest adjacent grade, with a certificate completed by the homeowner or a licensed surveyor or engineer.
How long are homes taking to sell in the Coastal Carolinas market?
According to CCAR MLS (April 2026), single-family homes averaged 125 days on market until sale, up 2.5 percent year over year. Condos averaged 131 days, unchanged from the prior year. Sellers received a median 97.6 percent of list price on single-family homes and 96.0 percent on condos. Longer market times generally give buyers more time to complete due diligence, including flood zone verification and elevation review.
Sources
Coastal Carolinas Association of REALTORS® (CCAR MLS Monthly Indicators, April 2026): https://www.ccarsc.org/pages/marketstats/
National Association of REALTORS® (Profile of Home Buyers and Sellers, 2025): https://www.nar.realtor/
Horry County Government (Build Responsibly): https://horrycountysc.gov/
South Carolina Department of Revenue — Individual Income Tax: https://dor.sc.gov/tax/individual-income
