Condo sellers · 2026 market
Selling a condo
in Myrtle Beach.
By Devin Day, Operations Officer & licensed MLO · Reviewed by Timmy Fredrick Nash, Broker-in-Charge · Published July 20, 2026
Condos here take about 137 days to sell, and there are more for sale than buyers. To sell yours, price it for the buyers your building can attract, follow South Carolina's rental-booking law, and settle the financing question before it breaks a deal. Here is how.
The direct answer
The Myrtle Beach condo market for sellers in 2026
Here are the June 2026 numbers from the local REALTOR association. Condos are selling, but slowly, and buyers are negotiating. The good news for sellers is demand: condos under contract were up 21.5 percent from a year earlier.
| June 2026 | Condo | Single-family |
|---|---|---|
| Closed sales | 498 +10.2% | 1,127 |
| Pending sales | 486 +21.5% | 1,060 |
| Median sale price | $244,270 +2.0% | $359,945 |
| Average days on market | 137 | 121 |
| Percent of list received | 96.2% | 97.3% |
| Months of supply | 7.6 | 4.3 |
Source: CCAR Monthly Indicators, June 2026, published July 10, 2026. Monthly updates are on our market report.
The strategy
Pricing a Myrtle Beach condo to its real buyer pool
The type of building you own limits who can get a loan to buy your condo. A unit in a building that passes a lender's review can sell to any financed buyer. A unit in a hotel-style oceanfront tower usually cannot. FHA and VA buyers are almost never an option there, since only eight condo projects in all of Horry County were FHA-approved as of July 2026, and none were oceanfront. Regular conventional loans often fail the building review too. The real buyers for that tower are cash, DSCR, and portfolio-loan buyers putting 20 to 30 percent down.
Across the country, about a third of recent home sales were all cash, mostly vacation-home buyers and investors. That is exactly who buys here. This is not bad news. It is useful information about which buyers to target. A condo priced and marketed to buyers who can actually close will not waste 30 to 45 days on a loan that was never going to fund, in a market that already takes 137 days.
This is where we are different. Our in-house lender, BrickWood Mortgage, finances condotel and non-warrantable buildings at normal fees. So when a buyer's agent asks how someone could finance your unit, we have an answer instead of a dead end. That widens your buyer pool in exactly the buildings where other listings lose buyers. Start by finding your building in our oceanfront building directory.
A deal we saved
A Myrtle Beach condo deal saved by fixing the HOA master policy
A buyer we were financing went under contract on a condo. Partway through the loan, we found the problem: the association did not carry enough insurance. If a hurricane destroyed the building, the owners would have had to pay to rebuild it. That one issue made the whole building ineligible for financing, and it had nothing to do with the unit, the buyer, or the seller.
Instead of walking away, we called the HOA, put them in touch with a new insurance agent, and the association changed its master policy for the whole building so our buyer could close. Along the way, the HOA gave the lender three different roof ages before one was finally confirmed, and its outside document company charged the buyer $500 just to hand over the paperwork the loan needed.
Those lessons apply to sellers too. Your building's insurance, reserves, and paperwork habits are part of your listing whether you like it or not. We check all of this before we list your home, because a problem like this can cost you money in negotiations if the buyer's agent finds it before we do.
The law
What South Carolina law requires a condo seller to disclose
- ✓Give the buyer the disclosure before they sign. South Carolina makes you hand the buyer a Residential Property Condition Disclosure Statement before the contract is signed. Since 2018 it includes an HOA section, where you list the fees, assessments, and rental rules (S.C. Code Title 27, Chapter 50).
- ✓List every future booking in writing before the contract is final. If the unit is a vacation rental, state law makes you disclose all upcoming bookings in writing before the contract is ratified. The buyer must honor any booking that starts within 90 days of closing, so those guests keep their reservations.
- ✓There is no resale certificate in South Carolina. Unlike Florida or Texas, the state has no required resale package. The buyer relies on the recorded master deed, the bylaws, the budget, and whatever the contract asks for. Who pays each HOA fee is just a checkbox in the standard state contract.
The paperwork
Myrtle Beach condo HOA documents and third-party fees
Many associations here hire outside companies to hold their records, and those companies charge for everything. In the deal above, the buyer paid $500 just for the documents the loan required, on the company's schedule, not the closing's. Estoppel letters, transfer fees, and capital contributions differ by community. A transfer fee is only legal if the building's documents allow it, and slow document companies are a common reason closings run late.
Two things protect a condo seller. First, find out on day one whether your association uses an outside document company and what it charges. Second, order the document package the week you list, not the week you go under contract. If you are also buying, check the same thing on the building you are buying into, because these fees apply to purchases and refinances alike.
Bookings and furniture
Selling a rental condo with future bookings
A full booking calendar usually helps you, it does not hurt. The rental history and upcoming bookings prove the unit's income to an investor buyer, which is what a DSCR loan is based on, and our Airbnb income report shows what buyers will compare your numbers to. As a rule, deposits for stays after closing pass to the buyer at closing, rental income is split at the closing date, and oceanfront units are sold furnished with an inventory list. Your contract controls all three, so put them in writing rather than assume them.
Showings work around guests. In peak season, a booked week is often shown with photos, video, and a floor plan instead of in person. That matters less than it sounds, because most buyers for these units live out of state and shop online anyway, which is why our out-of-state marketing matters more for condos than for any house.
Get a condo pricing analysis built on your building.
We price from the building out: who can buy it, how they can finance it through BrickWood Mortgage, what the fees and insurance are, and then the comps. In a market with this much supply, that order is what sells the unit.
Common questions
Selling a Myrtle Beach condo FAQ
How long does it take to sell a condo in Myrtle Beach?
The average condo took 137 days to sell as of June 2026, per the local REALTOR association, against 121 days for single-family homes. Condo supply sits at 7.6 months, which favors buyers, but pending condo sales were up 21.5 percent year over year, so priced-right units are moving.
What is the median Myrtle Beach condo price right now?
The area condo median was $244,270 in June 2026, up 2.0 percent from a year earlier, and condo sellers received 96.2 percent of list price on average. City-of-Myrtle-Beach condos specifically have been softer than the area number.
What do I legally have to disclose when selling a condo in South Carolina?
The South Carolina Residential Property Condition Disclosure Statement, including its owners-association addendum covering fees, assessments, and rental restrictions, delivered before the purchase contract is signed. If the unit takes vacation rentals, state law also requires written disclosure of every future booked rental period before the contract is ratified.
What happens to my rental bookings when I sell my condo?
Under South Carolina's Vacation Rental Act, the buyer takes title subject to bookings that begin within 90 days of the deed being recorded, so those guests keep their reservations. Bookings further out than 90 days do not bind the buyer unless the contract says so, and every future booked period must be disclosed in writing before ratification.
Do I need a resale certificate to sell a condo in South Carolina?
No. South Carolina has no statutory resale certificate or estoppel package like some states. Buyers rely on the recorded master deed and bylaws plus whatever documents the contract requires, and fee allocation for HOA paperwork is negotiated by checkbox in the standard SC contract.
Why did my condo buyer's loan fall through?
Usually the building, not the buyer. Conventional lenders review the project: hotel-style rental operations, an underinsured master policy, low reserves, or litigation can each make the building ineligible mid-transaction. Knowing how your building reviews before you list, and having a lender who can finance it anyway, prevents the 30 to 45 days a doomed contract wastes.