TL;DR: Building a custom home in Myrtle Beach follows a clear order — design and budget, financing, lot and builder selection, permits, then eight construction stages ending in a final walkthrough and closing. Knowing the sequence helps you make decisions at the right time and avoid costly surprises.
The Grand Strand new-home market rewards buyers who plan early. According to CCAR's mid-year 2026 InfoSparks report (July 2026), the entire MLS carried a median sales price of $324,473 over the trailing 12 months, with homes taking a median of 105 days to sell. Faced with limited resale inventory, many buyers choose to build instead. A custom home lets you control the floor plan, the lot, and the finishes — but the process runs in a specific order. Miss a step and you risk delays or budget gaps. This guide walks through each stage, from first sketch to closing keys, using national cost data and Horry County requirements so you know what to expect.
Start With Design, Budget, and Financing
Every custom home starts on paper. You settle on a floor plan, a rough square footage, and a target budget before anyone breaks ground. This early stage shapes every decision that follows.
Design and engineering are real line items, not free extras. The NAHB Construction Cost Survey (January 2025) attributes about 1.5% of construction cost to architecture and engineering, with financing costs adding roughly another 1.5% of the total sale price.
Budgeting works best when you separate hard costs from soft costs. Hard costs cover materials and labor. Soft costs cover design, permits, and financing. Our guide on hard vs. soft costs in a build budget breaks this down further.
Most custom builds use a construction loan that converts to a mortgage at completion, so talk to a lender early. Your budget also decides how custom you go. A fully custom design differs from a semi-custom plan, as we explain in custom vs. semi-custom construction. And remember that national figures give you a benchmark, not a quote — for how local pricing is actually structured, see our custom home pricing formula post.
Choosing Your Lot and a Custom Home Builder in Myrtle Beach
Land drives much of your budget. The NAHB survey (January 2025) found finished lot costs made up 13.7% of the average new-home sale price. On the coast, the lot also decides your flood exposure and foundation type.
A good lot review looks at elevation, drainage, soil, and setback rules before you buy. Our lot selection guide covers what builders check. Skipping this step is where many coastal projects go wrong.
Picking the right partner matters just as much. A custom home builder in Myrtle Beach manages design, permits, subcontractors, and inspections on your behalf. When you compare builders, focus on:
Local permitting and flood-zone experience
A clear, written cost breakdown
References from recent Grand Strand builds
A defined process for handling change orders
Ask how each builder runs the eight construction stages and who owns the schedule. Local knowledge is not a nice-to-have on the Grand Strand. Horry County's flood rules and soil conditions differ from inland markets, and a builder who works here every day already knows how base flood elevation affects your foundation.
Permits, Flood Zones, and Horry County Approvals
No shovel moves without a permit. Horry County's Build Responsibly guidance states that a permit is required in unincorporated areas whenever construction or improvement exceeds $500 in materials and labor.
Flood zones add another layer. Much of the Grand Strand sits in mapped flood areas, and the elevation rules are specific:
In an AE zone, the lowest floor must sit at least 36 inches above the base flood level.
In a VE zone, the bottom of the lowest horizontal support member must sit at least 36 inches above base flood.
In an A zone without an established base flood elevation, the lowest floor must sit at least 24 inches above the highest adjacent grade.
A finished-construction elevation certificate, prepared by a licensed surveyor or engineer, verifies the height. Keep that certificate, since it also matters for insurance.
Timelines depend on the county's review queue and your plan's complexity. We cover current expectations in our Horry County permit timeline post. For parcel-specific questions, Horry County Code Enforcement can be reached at 843-915-5090. Consult a licensed professional for your specific situation.
The Eight Stages of Construction — and Where the Money Goes
Once permits clear, construction follows a predictable order. The NAHB survey groups the work into eight stages, each carrying a share of total construction cost. The table below shows the national 2024 breakdown.
Construction cost by stage — national averages
| Construction Stage | Share of Construction Cost | What Happens |
|---|---|---|
| Site Work | 7.6% | Permits, impact and utility fees, architecture and engineering |
| Foundations | 10.5% | Excavation, concrete, footings, backfill |
| Framing | 16.6% | Framing, trusses, sheathing, roof structure |
| Exterior Finishes | 13.4% | Siding, roofing, windows, doors |
| Major Systems Rough-ins | 19.2% | Plumbing, electrical, HVAC |
| Interior Finishes | 24.1% | Drywall, cabinets, flooring, paint, fixtures |
| Final Steps | 6.5% | Landscaping, driveway, cleanup |
| Other | 2.1% | Miscellaneous costs |
Source: NAHB Construction Cost Survey (January 2025), 2024 national data.
A few takeaways for Grand Strand buyers. Interior finishes are the single largest cost at 24.1%, which is why finish selections deserve early attention. Major systems — plumbing, electrical, and HVAC — come next at 19.2%, followed by framing at 16.6%.
The order of your decisions matters as much as the budget. Choosing cabinets, flooring, and fixtures on time keeps the schedule moving. Our order of decisions guide explains how to avoid last-minute regret. Keep in mind these are national figures — local labor, materials, and coastal lot conditions shift the numbers on any Grand Strand build.
Final Walkthrough, Certificate of Occupancy, and Closing
The last stretch is short but important. NAHB groups landscaping, the driveway, and cleanup under "final steps," about 6.5% of construction cost.
Before you move in, you walk the home with your builder and note any items to fix. The county completes final inspections, and a certificate of occupancy confirms the home is ready. Then you close and get your keys.
Building on the Grand Strand means lining up design, a flood-aware lot, county permits, and eight construction stages in the right order. If you are weighing whether to build and want a clear picture of the steps for your budget and your lot, we can walk you through it. Reach out to our team to start the conversation about your custom home in Myrtle Beach.
FAQ SECTION
How do I build a custom home in Myrtle Beach?
Start with a floor plan and a budget, then secure financing — usually a construction loan that converts to a mortgage. Next, choose a lot and a builder, checking elevation, drainage, and flood zone. Your builder pulls permits through Horry County, then construction runs through eight stages: site work, foundations, framing, exterior finishes, systems rough-ins, interior finishes, and final steps, followed by a walkthrough and closing. Working the steps in order keeps your budget and schedule on track. A local builder who knows Grand Strand flood rules can manage the details for you.
How much does it cost to build a custom home?
Costs vary by lot, size, and finishes, so treat any figure as a benchmark rather than a quote. According to the NAHB Construction Cost Survey (January 2025), construction costs averaged 64.4% of a new home's sale price nationally, with the finished lot at 13.7% and builder profit at 11.0%. Average construction cost worked out to about $162 per square foot. These are national numbers; local labor, materials, and coastal foundation requirements shift the total on any Grand Strand build. A written cost breakdown from your builder gives you the most accurate picture.
Do I need special permits to build in a Horry County flood zone?
Yes. Horry County's Build Responsibly guidance requires a permit in unincorporated areas for any construction over $500. In flood zones, elevation rules apply: AE zones require the lowest floor at least 36 inches above base flood, and A zones without an established elevation require at least 24 inches above the highest adjacent grade. A licensed surveyor or engineer must provide a finished-construction elevation certificate. Keep it, since it also affects flood insurance. For parcel-specific questions, contact Horry County Code Enforcement, and consult a licensed professional for your situation.
Which stage of building a home costs the most?
Interior finishes. The NAHB Construction Cost Survey (January 2025) found interior finishes made up 24.1% of construction cost — the largest single stage. That category includes drywall, cabinets, countertops, flooring, paint, and fixtures. Major systems rough-ins (plumbing, electrical, and HVAC) followed at 19.2%, and framing at 16.6%. Because finishes carry the most weight, selecting cabinets, flooring, and fixtures early helps control both cost and schedule. Late changes to finishes are a common source of budget overruns on custom builds.
What's the difference between a custom and a semi-custom home?
A fully custom home starts from a unique design, giving you control over layout, size, and nearly every detail. A semi-custom home begins with an existing plan you personalize through finishes and select structural options. Semi-custom builds often move faster and cost less to design, while full custom offers the most flexibility. The right choice depends on your budget, timeline, and how specific your vision is. Our post on custom versus semi-custom construction on the coast covers the trade-offs in more detail.
Sources
Coastal Carolinas Association of REALTORS® (CCAR) — Mid-Year 2026 Market Statistics: https://www.ccarsc.org/pages/marketstats/
National Association of Home Builders (NAHB) — Cost of Constructing a Home (January 2025): https://www.nahb.org/news-and-economics/housing-economics-plus/special-studies/special-studies-pages/cost-of-constructing-a-home-in-2024
Horry County Government — Build Responsibly (Permitting & Flood Zones): https://www.horrycountysc.gov/departments/emergency-management/flooding/build-responsibly/
