TL;DR: August 2026 closings show inventory climbing back up across nearly every Grand Strand segment after months of tightening, handing buyers more leverage — especially with oceanfront and off-oceanfront condos. Homes are still selling, and in several segments they're selling faster than before, but buyers now have real room to compare, negotiate, and walk away from an overpriced listing.
For months, inventory across the Grand Strand had been tightening, and buyers were losing some of the leverage they'd had earlier in the year. That trend just reversed. August 2026 closing data shows months of supply climbing back up across nearly every resale segment tracked, even as homes in several of those same segments started selling faster than they had the month before. In this month's market update, we break down what changed by segment and where buyers still have the most room to negotiate.
Myrtle Beach Housing Market Update: Inventory Reverses Course
Every resale segment tracked in this month's episode saw months of supply increase in August, following a summer of steady tightening. Grand Strand single-family homes moved from 4.0 months of supply in July back up to 5.42 months in August — reversing a decline that had taken supply as low as 4.22 months in June. Sales pace held roughly steady at 547 closings per month, so the shift reflects more listings coming online rather than fewer buyers.
The average single-family sold price came down from $544,000 in July to $513,000 in August, while days on market actually improved, dropping from 105 to 99 days. Sellers received an average of 96.7% of list price — a slight improvement over July. The gap between the average active listing ($603,000) and the average sold price ($513,000) is a reminder that asking price and market value aren't the same thing.
Carolina Forest single-family homes told a similar story: months of supply rose from 3.7 to 5, while the average sold price held flat at $524,000 and days on market improved to 94. It remains one of the tighter single-family segments tracked, even with the added inventory.
Which Grand Strand Segments Give Buyers the Most Leverage
Condo markets showed the largest swings. Off-oceanfront Grand Strand condos and townhomes jumped from 5.7 months of supply in July to 7.8 months in August, though the recent sales pace stayed essentially unchanged at 348 closings per month. The average sold price actually rose slightly to $246,000, and days on market improved to 112 — but the list-to-sale ratio dropped from 96.9% to 96.3%, suggesting buyers negotiated harder on the deals that did close.
Oceanfront condos remain the segment with the most buyer leverage by a wide margin: months of supply climbed to 10.5 in August, the highest reading tracked this year. The average sold price fell from $334,000 to $297,000, though the mix of studios, renovated units, and investment properties closing in any given month makes that figure highly sensitive to what happened to sell. Days on market improved to 124, and the list-to-sale ratio rose to 96.4%, so well-priced oceanfront units are still finding buyers.
Carolina Forest condos and townhomes saw months of supply rise from 4.7 to 5.6 — still well below the 8.4-month reading from earlier in the summer. The average sold price dropped from $207,000 to $175,000, and the list-to-sale ratio fell from 96.9% to 93.7%, pointing to meaningfully more negotiation on closings in this segment.
Ranked by months of supply in August, buyer leverage runs from oceanfront condos (10.5 months) down through off-oceanfront Grand Strand condos (7.8), Carolina Forest condos (5.6), Grand Strand single-family homes (5.42), to Carolina Forest single-family homes (about 5) — still the tightest resale segment tracked.
New Construction: Builders Hold Firm on Price
New construction moved differently than resale. The average sold price came back down to $425,000 in August after a $452,000 spike in July — landing close to where it stood back in May, which points to a shift in the mix of homes closing rather than a lasting jump in new-construction values.
Builders also sold at an average of 98.9% of list price in August, the highest ratio tracked across the past several months. Only about 28% of August closings included a builder concession, down from 37% in July. Concessions that were offered ranged from $2,000 to $37,000, though most landed at $10,000 or less — a useful reminder that an advertised incentive figure isn't always what the typical buyer receives.
| Segment | May 2026 Supply | August 2026 Supply |
|---|---|---|
| Oceanfront Condos | 10.3 months | 10.5 months |
| Grand Strand Condos (Off Oceanfront) | 8.2 months | 7.8 months |
| Carolina Forest Condos | 8.4 months | 5.6 months |
| Grand Strand Single-Family Homes | 6.3 months | 5.42 months |
| Carolina Forest Single-Family Homes | – | ~5 months |
Source: Carolina Crafted Homes August 2026 market update episode, drawing on CCAR MLS closing data
What This Means for Buyers and Sellers Right Now
Buyers have more selection than they did a month ago, particularly in condos and oceanfront properties. That extra room supports negotiating on price and terms using recent comparable sales and a property's actual condition — but it doesn't mean every low offer will land. Well-priced, updated homes are still moving quickly in several segments, and in some cases faster than they did in July.
For sellers, more inventory means competition looks different than it did earlier this year. Pricing, condition, and presentation carry more weight when buyers have alternatives to compare against. Condo sellers in particular should expect buyers to factor in HOA fees, insurance, and overall monthly cost alongside the sale price itself.
If you're weighing a purchase or a listing anywhere along the Grand Strand and want to know how these shifts apply to your specific neighborhood or price range, reach out and we can walk through what the current numbers mean for your situation.
FAQ
Why did Myrtle Beach housing inventory increase in August 2026?
Every resale segment tracked in the August 2026 market update saw months of supply rise, reversing a tightening trend from earlier in the summer. Sales pace stayed roughly steady in most segments, so the increase points to more new listings rather than fewer buyers.
Which Myrtle Beach housing segment gives buyers the most leverage right now?
Oceanfront condos, at 10.5 months of supply in August 2026 — the highest reading tracked this year. Off-oceanfront Grand Strand condos followed at 7.8 months, with Carolina Forest condos and single-family homes further down the list.
Are new construction prices dropping in Myrtle Beach?
Not meaningfully. The average new-construction sold price returned to $425,000 in August 2026 after a July spike, landing close to May's level. Builders also sold at 98.9% of list price in August, the highest ratio tracked in recent months.
How much are builders offering in concessions?
About 28% of August 2026 new-construction closings included a concession, down from 37% in July. Concessions ranged from $2,000 to $37,000, though most fell at $10,000 or less.
Is it a bad time to sell a home on the Grand Strand?
Not necessarily. Several segments, including Grand Strand and Carolina Forest single-family homes, saw days on market improve in August 2026 even as supply increased. Pricing, condition, and presentation matter more when buyers have more listings to compare.
