Selling an Oceanfront Condo in Myrtle Beach 2026 — Hereda Team at Carolina Crafted Homes

Seller EducationMarket TrendsMyrtle Beach Real Estate

August 19, 2026

TL;DR: Condo supply along the Grand Strand is running roughly twice as deep as single-family supply, and Myrtle Beach condo prices have softened year over year. That doesn't close the window on selling — it means pricing accuracy and net-proceeds math matter more than picking the "right" month.

Condo sellers along the Grand Strand are working in a different market than single-family sellers. According to the Coastal Carolinas Association of REALTORS® Housing Supply Overview (April 2026), the region carried 4.3 months of inventory for single-family homes and 8.1 months for condos. That gap shapes almost every decision an oceanfront owner faces.

Prices tell a similar story. CCAR's Local Market Update (April 2026) put the Myrtle Beach townhouse/condo median sales price at $208,500, down 12.4% from April 2025. Meanwhile, buyer activity has not disappeared — regional condo pending sales rose 36.5% year over year in the same month. Understanding both halves of that picture is the starting point.

Is Now a Good Time to Sell an Oceanfront Condo in Myrtle Beach?

The honest answer depends less on the calendar than on where your unit sits in the pricing band.

Current conditions point to a market that rewards realistic list prices. According to CCAR MLS data (April 2026), condos in the region spent a median of 131 days on market until sale — unchanged from April 2025 — while sellers received 96.0% of list price. Homes are moving, but they are not moving fast, and buyers are not bidding above ask.

Regional supply reinforces that. CCAR's mid-year snapshot (data as of July 3, 2026) showed 7,571 active listings across the entire MLS, up 7.3% year over year, with 5.4 months of supply market-wide. Showings per listing sat at 2.6, roughly flat from the prior year.

A few points worth weighing before listing:

Deep condo supply means direct competition. Buildings often have multiple similar units listed at once.
Time horizon matters. According to the National Association of REALTORS® data cited in CCAR's 2025 Annual Report, homeowners nationally sold after a median of 11 years of ownership — a record high.
Softer pricing is not uniform. North Myrtle Beach condos ran a median of $342,900 in April 2026, up 8.9% year over year, per CCAR's Local Market Update — a different trajectory than the Myrtle Beach ZIP codes.

If you are comparing property types before deciding what to sell or hold, our breakdown of Myrtle Beach condo vs. single-family home prices covers that split in more detail.

What the Numbers Say About Myrtle Beach Condo Pricing in 2026

The table below summarizes current conditions for the Myrtle Beach condo segment.

Myrtle Beach Townhouse/Condo Market — April 2026 vs. April 2025

  
       Metric April 2026 Change vs. April 2025 
  Median Sales Price $208,500 − 12.4% 
 Closed Sales 146 0.0% 
 Days on Market Until Sale 142 − 0.7% 
 Percent of List Price Received 95.5% + 0.5% 
 New Listings 300 − 6.5% 
 Inventory of Condos for Sale 1,475 + 5.8% 
  
  
  

Metric	April 2026	Change vs. April 2025
Median Sales Price	$208,500	− 12.4%
Closed Sales	146	0.0%
Days on Market Until Sale	142	− 0.7%
Percent of List Price Received	95.5%	+ 0.5%
New Listings	300	− 6.5%
Inventory of Condos for Sale	1,475	+ 5.8%

Source: CCAR MLS Local Market Update, April 2026 (Myrtle Beach, ZIP codes 29572 and 29577; data current as of May 10, 2026).

Two figures deserve attention. Closed sales held flat while inventory grew — that combination is what pushes months-of-supply higher. And the percent of list price received actually improved slightly, which suggests sellers who price to current comps are still closing near ask.

Showing activity supports that read. According to CCAR's Showings Report for April 2026, Myrtle Beach recorded 8,000 total showings, up 7.8% year over year. The strongest year-over-year gain came in the $178,999-and-below range, where showings rose 42.4%. Buyer traffic is present. It is concentrated at accessible price points.

Condos also dominate the local listing mix. CCAR's 2025 Annual Report showed condo properties held a 73.3% market share in Myrtle Beach, compared with 27.5% across Horry County overall. Pricing against the right comparable set — same building, same view exposure, same floor — matters more here than in most markets. Building-specific pricing is why we look at individual communities like Sterling Village condos in Myrtle Beach rather than relying on city-wide medians alone.

Do You Pay Taxes on Condo Sale Profit in Myrtle Beach?

This question comes up constantly, and the answer has both a federal and a South Carolina layer.

On the federal side, profit on a property held longer than a year is generally treated as a long-term capital gain. According to IRS Topic No. 409, long-term capital gains are taxed at 0%, 15%, or 20% depending on taxable income. IRS Publication 523 covers the separate exclusion available on the sale of a primary residence, which carries ownership and use requirements. Many oceanfront condos are second homes or rental properties, so that exclusion often does not apply — a distinction worth confirming early. If the unit was rented and depreciated, IRS Publication 544 addresses depreciation recapture.

South Carolina adds two wrinkles:

The 44% deduction. Per SCDOR guidance, South Carolina allows a 44% deduction on net long-term capital gains for state income tax purposes.
Nonresident withholding. If you live outside South Carolina, the buyer must withhold at closing. According to SCDOR Form I-290 (Rev. 7/17/23), withholding is 5% for corporate sellers, or South Carolina's top marginal individual income tax rate for the tax year of the sale for individuals. Withholding applies to the gain if the seller files an affidavit of gain, or to the amount realized if no affidavit is provided.

That withholding is not an extra tax. Per the I-290 instructions, you report the gain on your South Carolina income tax return and take credit for the amount withheld.

Consult with a licensed tax professional for your specific situation. Tax rules and rates are subject to change; verify current details before closing. Our post on the tax side of selling a second home in South Carolina goes deeper on the nonresident piece.

Pricing and Timing Decisions That Matter More Than the Calendar

With 8.1 months of condo supply regionally (CCAR, April 2026), a listing priced above the comps tends to sit rather than sell.

Practical steps that move the needle:

Pull comps from your own building first, then the immediate block.
Budget for a longer marketing period — the regional condo median was 131 days on market in April 2026.
Estimate net proceeds before listing, including nonresident withholding if it applies.
Confirm any pending special assessments, since buyers will ask.

Sellers who go in with accurate expectations tend to have smoother transactions than those anchored to 2022 pricing.

If you own an oceanfront condo and you're weighing whether to list this year, the useful next step is running your building's comps and a net-proceeds estimate side by side — especially if you live out of state and withholding will come off at closing. We're happy to walk through both with you, no obligation attached. Reach out to our team whenever you'd like a straight read on where your unit stands.

FAQ SECTION

Is now a good time to sell an oceanfront condo in Myrtle Beach?
It depends on your pricing and your timeline more than the season. According to CCAR MLS data (April 2026), the region carried 8.1 months of condo supply versus 4.3 months for single-family homes, and condos took a median of 131 days to sell. At the same time, condo pending sales rose 36.5% year over year, and Myrtle Beach sellers received 95.5% of list price. Buyers are active, but they have options. Sellers who price to current comps are still closing.

Do you pay taxes on condo sale profit in Myrtle Beach?
Generally yes, if you have a gain. Per IRS Topic No. 409, long-term capital gains are taxed federally at 0%, 15%, or 20% based on taxable income. IRS Publication 523 covers the primary residence exclusion, which often does not apply to second homes or rentals. South Carolina allows a 44% deduction on net long-term capital gains, per SCDOR guidance. If the unit was rented and depreciated, IRS Publication 544 addresses recapture. Consult a licensed tax professional for your situation.

What is South Carolina nonresident withholding when selling a condo?
If you live outside South Carolina, the buyer withholds tax at closing. According to SCDOR Form I-290 (Rev. 7/17/23), withholding is 5% for corporate sellers or South Carolina's top marginal individual income tax rate for individuals. It applies to the gain if you supply an affidavit of gain, or to the amount realized if you do not. The payment is due by the 15th of the month after the sale. You claim credit for it on your South Carolina income tax return.

How long does it take to sell a condo in Myrtle Beach?
Plan for several months. CCAR MLS data (April 2026) showed a median of 142 days on market until sale for Myrtle Beach townhouse/condo properties, essentially flat from April 2025. Regionally, condos ran 131 days. Days on market measures list-to-contract, so add closing time on top. Building-level factors — floor, view exposure, assessment history — can widen that range in either direction.

Are Myrtle Beach condo prices going down?
Recent data shows softening. Per CCAR's Local Market Update (April 2026), the Myrtle Beach condo median was $208,500, down 12.4% from April 2025. The 2025 Annual Report showed regional condo prices ended the year at $238,825, down 3.7% from 2024. Direction is not uniform across the Grand Strand, though — North Myrtle Beach condos ran $342,900 in April 2026, up 8.9% year over year. Current data describes present conditions, not future movement.

Should I sell my condo before or after listing season?
Local showing data suggests activity is broad rather than narrowly seasonal. CCAR's Showings Report for April 2026 recorded 8,000 Myrtle Beach showings, up 7.8% year over year, with the largest gain in the $178,999-and-below price band. Mid-year CCAR data (as of July 3, 2026) showed 2.6 showings per listing across the MLS. With condo supply elevated, list price accuracy tends to influence outcomes more than the month you choose.