In today’s more balanced Myrtle Beach market, sellers are under more pressure to negotiate after inspections, but that doesn’t mean saying yes to every request. Coastal Carolinas homes are still commanding about 97 percent of list price on average, so buyers expect to pay close to asking and not receive a complete remodel after inspections. At the same time, inventory has ticked up to about 5.0 months overall, which gives buyers a bit more leverage and makes smart repair decisions even more important.

Inspection repair requests sellers should push back on

In Horry County, homes are typically taking around four months of supply to work through for single‑family and more than seven months for condos, so you can’t ignore reasonable issues, but you also don’t need to fund every cosmetic improvement. A good rule of thumb is this: safety, structural, and basic functionality deserve serious consideration; preferences and upgrades are negotiable add‑ons.

Here are common inspection repair requests Myrtle Beach sellers can often push back on:

Purely cosmetic items, like minor wall scuffs, faded paint, or dated—but working—fixtures and hardware.
“Better” finishes, such as swapping functional laminate counters for quartz or replacing clean, intact carpet with luxury vinyl plank.
Minor wear consistent with the home’s age, including light scratches in hardwoods or slightly sun‑faded siding that does not affect performance.
Requests to bring every single component “to current code” when it complied at the time of installation and is still functioning safely (local code officials focus on safety, not retrofitting every older feature).

Because Coastal Carolinas buyers are already paying near‑market value—with a median single‑family price of about 365,000 in 2025—you want to protect your net proceeds from unnecessary upgrades that buyers would normally plan to do on their own timeline.

When buyers overreach on systems and age

Many Myrtle Beach and Grand Strand homes are resales, and buyers sometimes treat inspection reports like a punch list for a new construction walk‑through. In reality, normal aging is expected and is already built into pricing trends. In 2025, the overall median price across the Coastal Carolinas eased slightly to about 327,000 even as single‑family values edged up, showing that condition and product type are already priced into what buyers pay. That context matters when deciding which age‑related items to negotiate.

Sellers can usually push back on:

Older but working HVAC units or water heaters without active leaks, safety issues, or failed performance tests.
Requests to replace an entire roof when the inspector only notes cosmetic wear or limited remaining life but no active leaks or failed shingles.
Demands for brand‑new appliances solely because current ones are older models that still function properly.

Instead of full replacement, it is often more reasonable to offer service, a tune‑up, or a one‑year home warranty credit, especially when the buyer is already receiving a fair price in a market where sellers still net about 97 percent of list on average. In Myrtle Beach, where condos and single‑family homes see different price and inventory behaviors, the strategy may vary by property type—but the principle of not replacing every aging but functional system remains the same.

Strategy matters in a shifting Myrtle Beach market

From February 2025 through January 2026, pending sales in the Coastal Carolinas region were up about 1.5 percent, while inventory grew just over 3 percent, nudging conditions toward a more balanced market. That balance means buyers are more willing to walk away over inspection disputes than during the ultra‑tight years, but sellers still have solid negotiating power if they’re reasonable and data‑driven.

Smart Myrtle Beach sellers tend to:

Prioritize genuine safety and structural concerns, such as active leaks, electrical hazards, or significant plumbing issues.
Counter on “wish list” items with targeted credits or selective repairs instead of accepting full replacement of cosmetic or age‑typical components.
Lean on local market stats—like days on market and percent of list price received—to decide when it’s worth conceding versus standing firm. In January 2026, single‑family days on market in the Coastal Carolinas averaged about 127 days, down slightly year‑over‑year, which supports a firm but fair stance.

For sellers in Horry County and along the Grand Strand, the goal is to close with as few surprises as possible while avoiding a cascade of unnecessary inspection‑driven upgrades that erode net proceeds. Local data showing modest price growth, improving affordability indexes, and steady buyer demand can support a calm, fact‑based response when repair requests go too far.

Carolina Crafted Homes stays current on Myrtle Beach market trends and can answer questions about inspection repair requests sellers should push back on. Reach out anytime for guidance—no pressure, just straightforward expertise.

FAQs

Q1: Which inspection repairs should Myrtle Beach sellers usually agree to?
Sellers should take safety, structural, and active‑damage items seriously, such as roof leaks, electrical hazards, or significant plumbing issues. These can affect insurability and financing, and buyers in the Coastal Carolinas market—where closed single‑family sales topped 11,000 in 2025—expect basic safety and functionality. Addressing these items or offering reasonable credits helps keep deals together in a still‑competitive but more balanced environment.

Q2: Are buyers in Horry County today getting more aggressive with inspection requests?
With months’ supply around 3.9 for single‑family homes and 7.4 for condos as of January 2026, buyers have more room to negotiate than during the tightest years. That often shows up as longer inspection reports turning into longer repair lists, including cosmetic items and upgrades that go beyond safety and function. Sellers can respond by distinguishing between critical issues and preference‑based requests instead of treating everything as mandatory.

Q3: How does local pricing affect which repairs I should push back on?
In 2025, the Coastal Carolinas single‑family median price rose about 1.4 percent to roughly 365,000, while the overall regional median eased to about 327,000. Since these prices already reflect age, condition, and product type, sellers can reasonably decline demands for “like‑new” finishes and full system replacements when the home was never priced as a new‑construction product.

Q4: Do inspection repair decisions matter more for condos along the Grand Strand?
Condos in the Coastal Carolinas had softer price performance than single‑family homes in 2025, with median condo prices slipping about 3.7 percent to roughly 238,825. Because condo inventory is higher—around 7.4 months as of January 2026—buyers may feel they have more options and push harder on repairs, especially for common‑element issues and interior finishes. Sellers should stay focused on legitimate habitability and association‑responsibility items, not every aesthetic change a buyer prefers.

Q5: How can a listing agent help with tough inspection negotiations?
Most sellers nationwide rely on agents for pricing and marketing, but data also shows that 66 percent of sellers are very satisfied with the overall selling process when guided by a professional. A local agent can interpret inspection findings, obtain contractor opinions, and frame counteroffers using Myrtle Beach‑specific stats on days on market, list‑to‑sale price ratios, and current buyer demand so you protect your net while keeping the deal moving.