TL;DR: Your Myrtle Beach home is likely your most valuable asset — and one of the least-planned-for in most estate plans. This post walks through the key steps SC homeowners should take now, from title structure to deed transfers and wire fraud protection, so that your property passes to the right people as smoothly and safely as possible.
Is Your Myrtle Beach Home Part of Your Estate Plan?
Most homeowners spend months choosing the right floor plan, the right neighborhood, the right price. Very few spend an afternoon making sure their home will pass to the right people when the time comes. According to the NAR 2025 Profile of Home Buyers and Sellers, the median seller in 2025 had owned their home for 11 years — an all-time high — before selling or transferring it. That's a long window during which life changes significantly. Property values shift. Circumstances evolve. And if no plan is in place, South Carolina's default rules take over — which may not reflect your intentions at all.
In the Myrtle Beach area, where single-family home values have held near $355,000 in the Coastal Carolinas market as of March 2026, according to the Coastal Carolinas Association of REALTORS® MLS, the stakes are real. Getting your property plan right protects both your equity and the people you care about.
How South Carolina Law Handles Property Without a Plan
South Carolina operates under intestate succession rules when a homeowner dies without a will or trust. Under SC Code § 27-50 and related statutes (South Carolina Legislature, scstatehouse.gov), the state determines how real property is divided — and the result may not match your wishes.
For example, if a property is titled solely in one owner's name, it passes through probate. Probate in SC is a court-supervised process that can take months, involve filing fees, and become public record. That is a frustrating outcome for something you've spent years building equity in.
There are several ways SC homeowners can structure property ownership to avoid or simplify that process:
Joint Tenancy with Right of Survivorship (JTWROS): When one owner passes, the property automatically transfers to the surviving owner outside of probate.
Tenancy in Common: Each owner holds a distinct share that passes through their estate — not automatically to the co-owner.
Life Estate Deed: You retain the right to live in and use the property during your lifetime, while the remainder interest passes to a named heir.
Revocable Living Trust: Property held in trust avoids probate entirely and can include detailed instructions for distribution.
Each option has tradeoffs. How you currently hold title matters more than most homeowners realize. Consult a licensed real estate attorney — South Carolina requires an attorney at closing, per the SC Bar Association — to review your deed and title structure before making changes.
The Role of Your Home's Value in Estate and Tax Planning
The Myrtle Beach area has seen significant property value appreciation over the past several years. The CCAR MLS 2025 Annual Report shows that single-family home values across the Coastal Carolinas rose to a median of $365,000 in 2025, up from $299,000 in 2021. That roughly 22% gain over four years represents real equity — and real potential tax considerations for heirs.
Under current IRS rules, heirs who inherit property generally receive a "stepped-up" basis equal to the property's fair market value at the date of death. This is a significant benefit: it reduces or eliminates capital gains tax on appreciation that occurred during the original owner's lifetime. However, this only applies to inherited property — not property transferred as a gift during the owner's lifetime, which retains the original cost basis. The IRS guidance on basis rules (irs.gov) is worth reviewing with your tax advisor, as rules and thresholds are subject to change. Programs and rules subject to change; verify current details with a licensed professional.
For Horry County homeowners monitoring their property's assessed value, the Horry County Register of Deeds (horrycountysc.gov) maintains records of all deed transfers and can confirm how your property is currently titled. A deed review costs little and tells you a great deal.
Proactive Steps Grand Strand Homeowners Can Take Now
Estate planning tied to real property doesn't need to be complicated. Below is a practical framework, organized from lowest effort to higher complexity.
Step 1 — Confirm your deed and title structure. Pull your current deed from the Horry County Register of Deeds. Verify how the property is titled and whether it reflects your current intentions.
Step 2 — Review beneficiary designations alongside your will. Your will does not automatically override how property is titled. A JTWROS property passes to the surviving co-owner regardless of what your will says. Make sure all documents are aligned.
Step 3 — Understand SC disclosure requirements. Under SC Code § 27-50 (South Carolina Legislature), sellers in SC must disclose known material defects. If you plan to transfer property to heirs or co-owners, understanding these obligations in advance prevents surprises.
Step 4 — Consider whether a trust fits your situation. If you own multiple properties in the Grand Strand area, a revocable living trust may offer cleaner, faster transfer at death while allowing you full control during your lifetime. An SC-licensed real estate attorney can help you assess whether this approach makes sense.
Step 5 — Revisit the plan when circumstances change. Divorce, remarriage, the purchase of a second property, or a significant change in home value are all triggers to update your estate documents. Given that the NAR 2025 Profile shows buyers expect to own their homes for a median of 15 years, and 28 percent say they are never moving, the likelihood of significant life changes during ownership is high.
Estate Planning Decision Framework for SC Homeowners
Source: South Carolina Legislature (scstatehouse.gov); SC Bar Association (scbar.org). Consult a licensed professional for your specific situation.
| Property Transfer Method | Avoids Probate? | Key Consideration |
|---|---|---|
| Joint Tenancy with Right of Survivorship | Yes | Transfers automatically to co-owner; requires proper deed language |
| Tenancy in Common | No | Each share passes through each owner's estate separately |
| Life Estate Deed | Yes | Owner retains use for life; remainder passes to named heir |
| Revocable Living Trust | Yes | Full control during lifetime; detailed instructions for heirs |
| Will Only (sole ownership) | No | Property passes through SC probate court; becomes public record |
Deed Fraud and Wire Fraud: Two Threats SC Homeowners Must Know
Property-related fraud in South Carolina is not theoretical — it is documented, growing, and costly. According to the FBI Internet Crime Complaint Center (IC3) 2025 Annual Report, South Carolina residents reported $264,083,026 in total cybercrime and fraud losses in 2025, ranking the state 20th nationally by total losses. Real estate fraud specifically accounted for $275,110,419 in reported losses nationwide — a 58% increase from 2024's figure of $173,586,820 — with 12,368 complaints filed across the country.
Two categories are especially relevant for Horry County homeowners.
Deed fraud involves the fraudulent transfer of property ownership — forged documents, impersonated sellers, or unauthorized filings at the county recorder's office. The American Land Title Association (ALTA) has documented rising instances nationally, particularly targeting vacant land and properties without active mortgages. The Grand Strand's significant second-home and investment condo market — where condo properties represented 73.3% of Myrtle Beach's total property market share in 2025 according to the CCAR Annual Report — creates a real exposure for out-of-area owners who may not monitor their local deed records regularly. The Horry County Register of Deeds offers property owners the ability to monitor their deeds for unauthorized changes, and doing so costs nothing.
Wire fraud at closing is a separate but equally serious risk tied directly to real estate transactions. The FBI's IC3 Recovery Asset Team documented multiple 2025 cases in which homebuyers received fraudulent wire instructions from criminals impersonating title companies or closing attorneys via email. In one documented 2025 incident, a buyer was directed to wire more than $1.3 million to a fraudulent account using spoofed instructions that appeared to come from the legitimate title company. In another 2025 case, homebuyers received an email impersonating their actual closing attorneys and wired $449,000 to a fraudulent account before the fraud was discovered — the FBI's intervention froze the full amount before it was lost. According to the IC3 2025 Annual Report, real estate fraud victims aged 60 and older filed 2,473 complaints with losses totaling $123,671,936 nationally.
The practical protection is simple: before wiring any funds at closing, call your title company or attorney directly using a phone number you have independently verified — not one provided in an email. Wire instructions from legitimate closing professionals do not change at the last minute.
If you own property in the Myrtle Beach area and haven't aligned your deed structure with your broader estate intentions — or want to make sure your next transaction is protected from wire fraud — now is a good time to start that conversation. Whether you're thinking through how to transfer property in SC, want to understand your current title situation, or are planning ahead for a property you're building or purchasing, our team is here to help you think through the right questions. For guidance specific to your situation, get in touch with the Carolina Crafted Homes team.
FAQ SECTION
Q1: Does my will automatically transfer my Myrtle Beach home to my heirs? Not necessarily. How your property is titled determines how it transfers at death — and title structure can override what your will says. For example, a home held as joint tenancy with right of survivorship transfers directly to the surviving co-owner outside of probate, regardless of will language. Sole ownership without a trust or beneficiary structure passes through SC probate court. Confirming how your deed is currently titled is the first step. Consult a licensed SC real estate attorney for guidance specific to your situation.
Q2: What is probate in South Carolina and how does it affect property? Probate is a court-supervised process through which a deceased person's assets — including real property held solely in their name — are inventoried, debts paid, and remaining assets distributed. In South Carolina, probate is handled at the county level. It becomes a public record and can take several months to complete. Property held in a properly structured trust or as joint tenancy with right of survivorship generally bypasses probate. SC Bar Association resources (scbar.org) can help you locate a real estate attorney in Horry County.
Q3: Can I just add someone to my deed to transfer my home without going through probate? Adding a co-owner to a deed can be one way to facilitate future transfer, but it has significant legal and tax implications. A deed change in South Carolina is a legal transfer of partial ownership and may trigger gift tax considerations, affect your mortgage terms, or complicate a future sale. The IRS stepped-up basis rules that benefit heirs who inherit property do not apply to property gifted during an owner's lifetime. This decision should be made in consultation with a licensed SC real estate attorney and a tax professional. Consult a licensed professional for your specific situation.
Q4: How do I find out how my Myrtle Beach property is currently titled? Your current deed is on file with the Horry County Register of Deeds (horrycountysc.gov). You can search property records online or contact the office directly. The deed will show the names of the owners and the form of ownership (e.g., joint tenancy, tenancy in common, or individual ownership). This is a free or low-cost step that every homeowner should take before assuming their estate plan covers their real property.
Q5: What is deed fraud and how can Myrtle Beach homeowners protect themselves? Deed fraud occurs when someone forges documents to fraudulently transfer ownership of a property without the rightful owner's knowledge or consent. The American Land Title Association (ALTA) has documented rising instances nationally, particularly targeting vacant land and properties without an active mortgage. South Carolina residents reported over $264 million in total fraud losses in 2025, according to the FBI IC3 2025 Annual Report — and real estate fraud nationally jumped 58% year-over-year. Horry County homeowners can monitor their deeds for unauthorized changes through the Horry County Register of Deeds at no cost.
Q6: What is wire fraud at closing and how do I protect myself? Wire fraud at closing occurs when criminals intercept or spoof email communications between buyers, agents, title companies, or attorneys — then redirect closing funds to fraudulent bank accounts. The FBI IC3 2025 Annual Report documented multiple such incidents in 2025, including a case where homebuyers wired $449,000 based on a spoofed attorney email. Real estate fraud losses nationally reached $275,110,419 in 2025. The protection is straightforward: always verify wire instructions by calling your title company or attorney directly using a phone number you independently confirmed — never one from an email. Any last-minute change to wire instructions should be treated as a red flag. Report suspected fraud immediately to your financial institution and to ic3.gov.
Sources
Coastal Carolinas Association of REALTORS® MLS — Local Market Update, March 2026: https://www.ccarsc.org/pages/marketstats/
CCAR — 2025 Annual Report on the Coastal Carolinas Housing Market: https://www.ccarsc.org/pages/marketstats/
National Association of REALTORS® — 2025 Profile of Home Buyers and Sellers: https://www.nar.realtor/
FBI Internet Crime Complaint Center (IC3) — 2025 Annual Report: https://www.ic3.gov/
SC Legislature — SC Code § 27-50 (Property Disclosure / Real Estate Statutes): https://www.scstatehouse.gov/
Horry County Register of Deeds — Deed Monitoring and Property Records: https://horrycountysc.gov/departments/register-of-deeds/
IRS — Basis of Inherited Property and Capital Gains Rules: https://www.irs.gov/
American Land Title Association (ALTA) — Deed Fraud Research: https://www.alta.org/
SC Bar Association — SC Attorney Requirements at Closing: https://www.scbar.org/
Transferring property in SC — Avoid Capital Gains Tax on Your SC Home Sale
Estate planning homeowners SC — Forever Home Design in Myrtle Beach
Myrtle Beach home ownership planning — SALT Deduction and Homeownership in Myrtle Beach
