In the Myrtle Beach housing market, median single-family home prices reached $365,000 in 2025, up 1.4% from 2024 according to Coastal Carolinas MLS data (Q4 2025). Custom builds in Horry County often exceed this due to soft costs like design, permits, and fees, which can add 20-30% to the total budget. Understanding these costs helps buyers plan accurately amid rising material prices and regulatory requirements.​

Soft Costs Defined

Soft costs cover non-material expenses in construction, including architectural design, engineering, permits, and government fees. These differ from hard costs like lumber or concrete. In South Carolina, they typically range 15-25% of the total project for single-family homes.​

National trends show soft costs rising with inflation; NAR notes increased permitting delays in 2025 (Q4 2025 report). For Myrtle Beach buyers, local zoning in Horry County adds layers like impact fees for infrastructure.​

Key Soft Cost Components

• Architectural and engineering fees: 8-15% of build cost for plans and compliance.

• Permitting and inspection fees: $2,000-$10,000 depending on home size in Horry County.

• Legal and survey costs: $1,500-$5,000 for title work and site surveys.

• Utility connections and impact fees: Vary by location, often $5,000+ in Grand Strand areas.

Horry County data indicates permit fees scaled by square footage, with recent hikes for coastal regulations (Q4 2025). Design iterations can inflate architect fees if changes occur post-initial plans.​

Myrtle Beach Specifics

In Horry County, building permits average $0.50-$1.00 per sq ft for residential, plus school impact fees around $3,000 per unit (2025 rates). Grand Strand municipalities like Myrtle Beach add stormwater fees up to $2,500.​

Coastal Carolinas MLS reports new construction at 33.7% of Horry sales in 2025, where soft costs rose due to updated flood zone rules (Q4 2025). Buyers in Carolina Forest or Conway face similar schedules, with total soft costs 10-15% higher than inland SC averages.​

Area	Typical Permit Fee (2,000 sq ft home)	Impact Fees (2025)
Myrtle Beach	$4,000–$6,000	$4,500 (schools + roads)
Horry County Rural	$3,000–$5,000	$2,500–$3,500
Conway	$3,500–$5,500	$3,000

Budget Impact Examples

For a $400,000 hard cost build in Myrtle Beach, soft costs add $60,000-$100,000, pushing total to $460,000-$500,000. Delays from permit reviews (average 4-6 weeks in Horry, Q4 2025) incur holding costs like interest.​

NAR data shows 12% of buyers chose new homes to customize designs, but 22% cited features as key (2025 Profile). Variations: Larger homes (3,000+ sq ft) see higher engineering fees; coastal lots add elevation certs ($1,000+).​

Strategies to Manage Costs

Plan early for design to avoid revisions; use pre-approved plans to cut architect fees 30%. Check Horry County portal for fee schedules as of Q1 2026.​

Bundle permits and surveys with builder networks. National averages indicate value engineering saves 5-10% on soft costs (NAR Q4 2025). Track 2026 updates, as rates may adjust with inflation.​

Carolina Crafted Homes stays current on Myrtle Beach market trends and can answer questions about soft costs. Reach out anytime for guidance—no pressure, just straightforward expertise.

FAQS

What are soft costs in Myrtle Beach home building?

Soft costs include design fees, permits, engineering, and government fees, separate from materials/labor. They comprise 15-25% of total budget in Horry County, with permits at $0.50-$1/sq ft plus impacts (Coastal Carolinas Q4 2025).​

How much do building permits cost in Horry County 2026?

Residential permits range $3,000-$10,000 for typical homes, scaled by size. Add school/road impacts ~$3,000-$5,000; verify current schedules as rates adjust annually (Q4 2025 MLS).​

Can soft costs change your total build budget significantly?

Yes, adding 20-30% or $60k+ on $400k hard costs. Design changes or delays inflate them; early planning and local expertise mitigate (NAR 2025).​

Are there 2026 updates to Myrtle Beach fees?

Expect inflation adjustments; Horry stormwater fees rose in 2025. Check county sites; new coastal rules may add certs (Q1 2026 pending).​

How to reduce soft costs for Grand Strand builds?

Use stock plans, bundle services, confirm zoning pre-design. Builders with county relationships speed permits, saving 10% overall (Coastal Q4 2025).​