Open Houses vs. Private Showings: Myrtle Beach 2026 — Hereda Team at Carolina Crafted Homes

Buyer EducationMyrtle Beach Real EstateMarket TrendsGrand Strand Housing

April 14, 2026

TL;DR: Open houses and private showings both play a role in the Myrtle Beach buying process — but they come with different levels of commitment and protection. Understanding when a written agreement is required, and what it covers, helps buyers move forward with confidence in today's active Grand Strand market.

Is an Open House Enough — Or Do You Need Something More?

The Myrtle Beach housing market saw over 7,100 showings in February 2026 alone, according to CCAR MLS (February 2026). That number tells a clear story: buyers are active, competition is real, and the process of viewing homes has never been more structured. Yet one question keeps coming up — especially from buyers who are just getting started: Do I need a written agreement before I walk through a home?

The answer depends on the type of showing — and what you want to happen next. Whether you browse at an open house on a Saturday morning or schedule a private tour, each path comes with its own expectations, paperwork, and protections. Knowing the difference puts you in a stronger position from the first walkthrough to the final signature.

Open Houses vs. Private Showings: What's Actually Different?

At the surface level, both formats let you tour a property. But that's roughly where the similarity ends.

Open houses are seller-facing events. They are hosted by the listing agent, who represents the seller's interests — not yours. Visitors can walk through, ask general questions, and get a feel for the home. No appointment is required, and no agreement is signed. You are a guest of the seller's representative. According to the NAR 2025 Profile of Home Buyers and Sellers, 59 percent of real estate agents hosting open houses do so as a marketing tool for the seller — that framing matters when you're deciding whose side of the table everyone is sitting on.

Private showings, by contrast, are typically arranged through your own agent. Your agent accompanies you, advocates for you, and provides context the listing agent won't. Private tours allow for more detailed inspection, more candid conversation, and more time at the property. They are also where written buyer agreements become directly relevant.

Key distinctions at a glance:

Open house: No appointment, no buyer's agent required, no written agreement needed to enter
Private showing: Scheduled in advance, usually involves your buyer's agent, and may require a written representation agreement before the tour begins

When Is a Written Agreement Required for Showings in Myrtle Beach?

This is where buyers are often caught off guard. Following NAR's landmark settlement, which took effect in August 2024, REALTORS® are now required to enter into a written buyer agreement with buyers before providing tours of homes — including private showings. This is a national policy change that applies to REALTOR® members across the country, including agents operating throughout Horry County and the broader Grand Strand area.

The written buyer agreement spells out the agent's duties, the duration of the relationship, and how compensation will be handled. It is a formal representation document — similar in function to a listing agreement on the seller's side.

What it typically covers:

The scope of services your agent will provide
The time period of the agreement
How buyer's agent compensation is structured and who pays it
Geographic scope of the representation

Importantly, this requirement applies to private showings with a REALTOR® — not to open houses. If you walk into an open house without your own agent, no written agreement is needed. But once you move into scheduled tours with a buyer's representative, a signed agreement is part of the process.

Consult with a licensed real estate professional to understand how this applies to your specific situation, as local interpretations and state licensing rules may affect the details.

Showings Data: How Active Is the Grand Strand Market Right Now?

Understanding the volume of showing activity helps put these decisions into perspective. When buyer interest is high, moving efficiently — and with the right representation — matters even more.

Myrtle Beach Showings by Price Range — February 2026

Source: CCAR MLS via ShowingTime Plus, February 2026 (current as of March 10, 2026)

  
      Price Range
      Total Showings (Feb 2026)
      Year-Over-Year Change
      Buyer Interest (Showings/Listing)
    
      $178,999 or Less
      1,197
      +24.2%
      1.7
    
      $179,000 – $268,999
      1,555
      +15.2%
      2.1
    
      $269,000 – $378,999
      1,702
      -5.8%
      2.8
    
      $379,000 or More
      2,680
      +8.5%
      2.7
    
      Total
      7,134
      +8.2%
      2.3

Price Range	Total Showings (Feb 2026)	Year-Over-Year Change	Buyer Interest (Showings/Listing)
$178,999 or Less	1,197	+24.2%	1.7
$179,000 – $268,999	1,555	+15.2%	2.1
$269,000 – $378,999	1,702	-5.8%	2.8
$379,000 or More	2,680	+8.5%	2.7
Total	7,134	+8.2%	2.3

Source: CCAR MLS via ShowingTime Plus, LLC — February 2026 Showings Report, current as of March 10, 2026

Total showings in Myrtle Beach rose 8.2% year-over-year in February 2026, with buyer interest (the ratio of showings per active listing) also climbing 15.7% versus the same period last year. The Coastal Carolinas region logged 194,308 total showings throughout all of 2025, according to the 2025 Annual Report on the Coastal Carolinas Housing Market (CCAR MLS, January 2026). That level of activity underscores why having clear representation — and a clear written agreement — matters before you start touring properties in earnest.

Why the Written Agreement Actually Works in Your Favor

A signed buyer agreement might feel like a formality. In practice, it's one of the clearest protections a buyer has in an active market.

Without a written agreement, there is no formal obligation on either side. The agent has no documented duty to you, and you have no confirmed understanding of how compensation works. That ambiguity can create friction later — especially during negotiations.

With a written agreement in place, your agent's role is clearly defined. According to the NAR 2025 Profile of Home Buyers and Sellers (2025), 88 percent of home purchases involved a real estate agent or broker. Among buyers of previously owned homes, that figure reached 92 percent. The most valued services agents provided included help finding the right home (50 percent), negotiating the terms of the sale (13 percent), and negotiating a better price (cited as a key benefit by 35 percent of buyers).

Those outcomes don't happen by accident. They happen because a buyer's agent has a defined responsibility to the person they represent — and that responsibility starts with a written agreement.

Closing Thoughts: What to Do Before Your Next Showing

If you're browsing open houses casually, no written agreement is required. But once you're ready to schedule a private tour — especially in a market as active as Myrtle Beach and the surrounding Grand Strand communities — it's worth having a clear conversation with your agent about representation before you walk through the door. Understanding what you're signing, what services are included, and how compensation is handled gives you more leverage and fewer surprises as your search moves forward. If you have questions about how buyer representation works for new construction or resale homes in the Horry County area, we're happy to walk you through the process — get in touch with the team at Carolina Crafted Homes to start the conversation.

FAQ SECTION

Q1: Do I need to sign anything before attending an open house in Myrtle Beach? No. Open houses are public events hosted by the listing agent, who represents the seller. You can attend without a buyer's agent and without signing any agreement. Written buyer agreements become relevant when you move into private showings with your own representation. If you do have a buyer's agent, confirm in advance whether they require a signed agreement before touring properties together.

Q2: What is a written buyer agreement and what does it cover? A written buyer agreement is a formal contract between you and your buyer's agent that outlines the services they will provide, the time period of the representation, the geographic scope, and how agent compensation will be structured. Following NAR's August 2024 policy change, REALTOR® members are required to have a signed buyer agreement in place before providing private home tours. Programs and terms are subject to change — consult with a licensed professional for current requirements.

Q3: Can I negotiate the terms of a buyer representation agreement? Yes. Buyer agreements are negotiable documents. The duration, scope, and compensation terms can often be discussed before signing. According to the NAR 2025 Profile of Home Buyers and Sellers (2025), 13 percent of buyers ranked help negotiating the terms of the sale as the top service they wanted from an agent — that negotiating mindset applies to the representation agreement itself as well. Ask questions, understand the terms, and request changes where needed.

Q4: How active is the Myrtle Beach showing market right now? Very active. According to CCAR MLS (February 2026), Myrtle Beach recorded 7,134 total showings in February 2026 — an 8.2% increase year-over-year. Buyer interest, measured as showings per active listing, rose 15.7% over the same period. The Coastal Carolinas region logged 194,308 total showings throughout 2025. In a market with this level of activity, having your representation and paperwork sorted out before you start touring homes gives you a meaningful advantage.

Q5: Does a private showing automatically mean I'm committed to buying with that agent? Not necessarily, but the written buyer agreement you sign will specify the terms and duration of your representation. Read the agreement carefully before signing. Some agreements are property-specific or limited in scope, while others establish broader representation. If you have concerns about commitment or exclusivity, raise those with your agent before the showing. A clear agreement protects both parties and avoids misunderstanding later in the process.

Q6: How does buyer representation work for new construction in Horry County? New construction transactions often follow a slightly different path than resale purchases. According to the NAR 2025 Profile of Home Buyers and Sellers (2025), 63 percent of new home buyers used a real estate agent during their purchase — meaning a significant share navigated the builder's process with professional representation. A buyer's agent can review builder contracts, negotiate options and upgrades, and provide an independent perspective on pricing — all roles that benefit from having a formal representation agreement in place before your first builder meeting.