In 2026, many Myrtle Beach homeowners are surprised when offers come in lower, slower, and with more conditions than they expected—and it is not just “lowballing.” Coastal Carolinas data show a more balanced market, with single‑family homes sitting close to four months of supply and condos around seven months as of December 2025. At the same time, buyers face higher financing costs, with 30‑year mortgage rates hovering near 6.1% as of late January 2026. Put those together, and you get a new negotiation dynamic: buyers are still paying near asking prices, but they negotiate very differently than sellers remember.
The 2026 Market: Why Expectations Are Misaligned
Across the Coastal Carolinas Association of REALTORS® region, the market has shifted away from the rapid‑fire, multiple‑offer environment of the pandemic years. In 2025, single‑family closed sales rose 3.6% while condo sales slipped 3.1%, a sign that demand is still healthy but more selective—especially on the condo side. At year‑end, median prices landed around 365,000 for single‑family homes (up 1.4% year over year) and 238,825 for condos (down 3.7%), showing modest appreciation rather than the double‑digit jumps many sellers still have in mind.
Inventory also looks different than it did a few years ago. By December 2025, there were 3,416 active single‑family listings and 2,881 condo listings in the Coastal Carolinas MLS, with 3.7 and 7.0 months of supply respectively. That puts single‑family homes in Myrtle Beach and Horry County closer to “balanced” conditions, while many condo segments lean toward a slower, buyer‑weighted pace. Nationally, Realtor.com’s 2025 data also point to a roughly five‑month supply and more price reductions, reinforcing the trend toward a negotiating environment where buyers have more options and time.
How Buyers Actually Negotiate Today
Even with more balance, most buyers are not slashing prices in half. In the Coastal Carolinas MLS, single‑family homes closed at an average of 97.2% of list price in December 2025, with a 12‑month average around 97.3%. Condos averaged 96.0% in December and 96.1% across 2025, so discounts are usually only a few percentage points, not massive cuts. Nationally, recent NAR statistics show typical sellers achieving around 99–100% of their final list price, again supporting the idea that negotiation has become more precise than brutal.
Where buyers negotiate has changed. Instead of focusing only on the headline price, they look at:
Inspection findings and repair credits
Closing cost help instead of a big list‑price reduction
Home warranties and small concessions that protect them after closing
NAR’s 2025 Profile of Home Buyers and Sellers notes that buyers primarily want agents to help negotiate terms as well as price, not just push for the lowest number. That often means structuring offers that preserve seller “face value” on price while shifting dollars into repairs, credits, or timelines.
Why Sellers Still Expect the Old Playbook
Many current Myrtle Beach sellers remember markets where homes went under contract in days with bidding wars and no contingencies. Those memories are fresh: in 2023–2024, Horry County prices climbed sharply and days on market were shorter. But the typical seller in 2025 had owned their home for a median of 11 years, the longest tenure NAR has ever recorded, so their last selling experience may date back to very different conditions.
Psychology plays a role. Sellers see headlines about “low inventory” and assume they still hold all the leverage. Yet Coastal Carolinas data show inventory up over the last few years and a clear build toward more balanced supply, especially in key Myrtle Beach and Carolina Forest segments. At the same time, about 26% of buyers are now paying all cash nationally, while financed buyers are making larger down payments—a median 10% for first‑timers and 23% for repeat buyers—making them more cautious and analytical about value.
The Impact of Higher Rates and Buyer Costs
Financing costs are one of the biggest reasons buyers negotiate differently than sellers expect. The average 30‑year fixed mortgage rate is about 6.10% as of January 29, 2026, compared with sub‑3% rates earlier in the decade. Freddie Mac data show that even a 0.5–1.0 point rate difference can change monthly payments by hundreds of dollars on a typical loan. For a buyer stretching to reach a 360,000–380,000 price point in Carolina Forest or Conway, that payment sensitivity is very real.
NAR reports that 36% of buyers who struggled with their down payment cited student loans, 37% cited credit card debt, and 46% pointed to high rent or an existing mortgage as major obstacles. When closing costs, rate buydowns, and maintenance are layered on, buyers come to the table focused on total cost of ownership, not just the sticker price. That is why they often press harder on inspection items, request credits, or ask for seller participation in rate buydowns rather than demanding a dramatic price cut.
Local Patterns Along the Grand Strand
Looking specifically at the Coastal Carolinas MLS—which includes Myrtle Beach, North Myrtle Beach, Surfside Beach, Conway, and surrounding Horry and Georgetown County areas—the numbers reinforce this new negotiation pattern. In 2025, there were just over 16,000 closed residential sales across the region, with a modest 1.5% year‑over‑year increase in overall activity. Single‑family median prices rose slightly to 365,000, while the overall median across property types dipped 0.6% to 328,000.
Showings data also tell a story. The region logged 194,308 showings in 2025, with a median of seven showings before a home went under contract, similar to the year prior. In high‑demand submarkets like Carolina Forest, Garden City/Murrells Inlet, and Pawleys Island‑Litchfield, listings still see strong traffic, but buyers take time to compare options and negotiate details rather than rushing into extreme over‑asking offers. That pattern lines up with national research showing buyers spend a median of 10 weeks searching and cite “finding the right property” as the hardest part of the process.
Practical Ways Sellers Can Adjust
For Grand Strand sellers, adjusting expectations does not mean “giving the house away.” It means aligning strategy with how qualified buyers operate in 2026. Some practical steps:
Price to the current market, not last year’s headlines. Coastal Carolinas data show that homes sold at a median of 99% of list price, so an inflated starting price usually just lengthens time on market and invites sharper negotiations later.
Expect negotiation on condition. Over half of sellers report doing at least minor repairs before listing, and buyers frequently ask for additional credits or adjustments after inspections.
Be flexible on terms that matter to buyers. Many buyers value closing cost help, modest rate buydowns, or home warranties more than a small shift in price.
Understand your segment. A detached single‑family home in Carolina Forest may see firmer pricing than an older condo near Myrtle Beach where 2025 condo median prices actually fell.
For example, a Conway seller listing at 365,000 may get an offer near full price but with a request for 7,000 in closing cost help and some inspection‑based repairs. In 2021, that same seller might have expected multiple offers over list with waived contingencies; in 2026, a clean, well‑qualified offer with modest concessions is more typical—and often the smarter play to accept.
Carolina Crafted Homes stays current on Myrtle Beach market trends and can answer questions about why buyers do not negotiate the way sellers expect anymore. Reach out anytime for guidance—no pressure, just straightforward expertise.
FAQs
Q1. Why do Myrtle Beach buyers seem more cautious about price in 2026?
Buyers are carrying higher monthly payments because 30‑year mortgage rates are around 6.1% as of late January 2026, so even small price differences materially affect affordability. At the same time, Coastal Carolinas data show more inventory and slower condo price growth, which gives buyers more choice and less pressure to rush or overbid. As a result, they negotiate carefully on both price and terms rather than stretching to win at any cost.
Q2. Are sellers in Horry County still getting full price for their homes?
Many are coming close, but the pattern is more nuanced than in peak seller years. In 2025, single‑family homes in the Coastal Carolinas MLS closed at about 97–98% of list price on average, with a median sale‑to‑list ratio near 99%. Condos typically sold at roughly 96% of list, reflecting softer pricing in that segment. So sellers often achieve a strong final price, but usually after some negotiation rather than automatic full‑price or over‑asking contracts.
Q3. Why are buyers asking for closing cost help instead of just a lower price?
With higher rates, buyers focus on cash needed at closing and monthly payments. NAR’s 2025 data show many buyers citing high rent, credit card balances, and student loans as major barriers to saving for a down payment. A closing cost credit or rate buydown can make a home more attainable without dramatically changing the headline price, which matters to both appraisals and seller perception.
Q4. How long should I expect my home to sit on the market in 2026?
Region‑wide, the Coastal Carolinas market saw a median of about four weeks on market for sold listings in the most recent NAR profile period, with single‑family days on market averaging roughly 120 days in 2025 when measured as a rolling statistic. Local MLS data for Horry County show some areas—like Carolina Forest and Conway—moving faster than resort‑heavy condo segments closer to the ocean. Condition, price point, and property type all influence how quickly realistic offers arrive.
Q5. What can I do before listing to reduce negotiation friction with buyers?
Current research shows that more than half of sellers complete minor repairs before listing, which helps reduce large inspection‑driven credits later. Pricing in line with recent Myrtle Beach and Horry County sales—where single‑family median prices sit around the mid‑300s and the overall regional median around 328,000—also helps you attract serious buyers quickly. Finally, being upfront about known issues and offering a home warranty or modest closing help can keep negotiations focused and productive.
