Moving to Myrtle Beach in 2026: Cost of Living, Housing, and What to Know

Moving to Myrtle Beach: What Nobody Tells You

Myrtle Beach attracts 20 million visitors a year, but living here full-time is a completely different experience from vacationing here. The Grand Strand — the 60-mile arc of coastline from Little River down to Georgetown — has become a legitimate relocation destination for retirees, remote workers, and families looking for beach life at a fraction of what Florida charges. The median home price in the Myrtle Beach metro sits around $295,000 in 2026, making it one of the most affordable coastal markets on the East Coast.

But the transition from tourist to resident means grappling with realities the tourism board doesn’t advertise: hurricane risk, limited high-paying job options, seasonal traffic that makes Highway 17 unbearable, and a hospitality-driven economy that creates feast-or-famine cycles for local businesses. This guide covers what you actually need to know before making the move.

Myrtle Beach Housing Market in 2026

The Myrtle Beach-Conway-North Myrtle Beach metro area spans Horry and Georgetown counties. The market has cooled from its 2022 peak but remains active, particularly for condos and single-family homes under $350,000. The area’s affordability relative to other coastal markets continues to draw buyers from the Northeast, Midwest, and Florida.

Condo ownership comes with important caveats. Many oceanfront buildings have HOA fees of $400–$900 per month that cover building insurance, exterior maintenance, pools, and elevators. After the Surfside condo collapse in Florida (2021), insurance companies have tightened requirements for older buildings, driving HOA fees higher. Some buildings have faced special assessments of $10,000–$50,000 per unit for concrete restoration and structural repairs. Always review the HOA’s reserve fund study before buying a condo. Our closing cost calculator can help you factor in these ongoing expenses.

South Carolina’s property tax system heavily favors primary residents. Your owner-occupied home is assessed at 4% of market value, while second homes and investment condos are assessed at 6%. In Horry County, the typical millage rate runs around 270–310 mills. On a $295,000 primary residence, expect roughly $3,190–$3,660 per year in property taxes. The same property as a vacation rental would cost $4,780–$5,490. Use our property tax calculator for exact numbers.

Cost of Living Along the Grand Strand

Myrtle Beach’s cost of living sits roughly 5–8% below the national average, driven primarily by affordable housing. However, some costs surprise newcomers.

Flood insurance is the hidden cost that changes the math for many buyers. Properties in VE and AE flood zones — which include most oceanfront and many near-coastal locations — require flood insurance that can run $1,200–$4,500 annually under FEMA’s Risk Rating 2.0. Even properties outside high-risk zones should carry flood coverage; Hurricane Florence (2018) proved that inland flooding along the Waccamaw River can devastate areas miles from the ocean. Learn more about protecting your home purchase. Check out our guide to home roofing pricing in South Carolina. Browse our guide to home HVAC pricing in South Carolina.

Living Here vs. Vacationing Here

The biggest adjustment for new residents is the seasonal cycle. From Memorial Day through Labor Day, the Grand Strand’s population effectively triples. Highway 17, the main north-south route, can take 45 minutes to travel 10 miles. Restaurant wait times at popular spots exceed an hour. Grocery store parking lots overflow.

Then, from November through February, the area empties out. Many restaurants reduce hours or close entirely. The pace slows dramatically. Some people love the quiet winters; others find the seasonal ghost-town feel isolating.

Year-round residents learn to shop, dine, and run errands during off-peak hours and off-season months. They discover the local spots that tourists never find — Conway’s riverwalk, Pawleys Island’s undeveloped hammock shop community, and the fishing at Murrells Inlet beyond the tourist waterfront restaurants.

Best Areas for Full-Time Residents

Carolina Forest

Located about 10 miles inland from the beach along Highway 501, Carolina Forest has become the default choice for families. Master-planned subdivisions offer newer homes (mostly built 2005–present), community pools, and access to Horry County Schools’ well-regarded Carolina Forest cluster. The trade-off is distance from the beach and traffic on 501, but for daily life, the area has everything — grocery stores, medical offices, and parks — within a few minutes’ drive. Homes range from $280,000 to $450,000.

North Myrtle Beach

Quieter and more residential than central Myrtle Beach, North Myrtle Beach (NMB) attracts retirees and families who want beach access without the commercial intensity of the strip. Barefoot Resort, a golf-and-residential community, is the largest development. NMB has its own city government, police force, and distinct identity from Myrtle Beach proper. Prices run higher — median around $345,000 — but the lifestyle is more laid-back.

Conway

The Horry County seat sits 15 miles inland along the Waccamaw River and offers the area’s most affordable housing. Conway’s historic downtown has charm — a riverfront boardwalk, locally owned shops, and a small-town pace that feels nothing like the beach strip. Coastal Carolina University’s campus brings some energy. The major downside: Conway flooded badly during Hurricanes Matthew (2016) and Florence (2018) due to the Waccamaw River rising. Check flood history carefully. Homes here start around $180,000, with the median at $235,000.

Pawleys Island and Litchfield

South of Myrtle Beach, the Pawleys Island area is the Grand Strand’s upscale end. Less commercial, more residential, and known for the “arrogantly shabby” vibe. Brookgreen Gardens, Huntington Beach State Park, and Murrells Inlet’s restaurant row are the area highlights. Homes in Litchfield by the Sea and surrounding communities average $425,000+, with oceanfront properties exceeding $1 million.

Surfside Beach

Self-proclaimed “Family Beach of the South,” Surfside sits just south of Myrtle Beach and has a quieter, more residential feel. The town restricts high-rise development, keeping the skyline low and the atmosphere calmer than central Myrtle. Prices average $375,000 for single-family homes and $200,000–$300,000 for condos.

Jobs and Employment

This is where Myrtle Beach’s limitations become clear. The economy is overwhelmingly driven by tourism, hospitality, and healthcare. High-paying professional jobs are limited compared to Charleston, Greenville, or Charlotte. The metro unemployment rate averages 4.2–4.8% — higher than the state average — and many positions are seasonal or part-time.

• Tidelands Health — Regional healthcare system, largest year-round employer
• Horry County Schools — 5,000+ employees across 55 schools
• Horry County Government — County services, public works, administration
• Coastal Carolina University — Growing university with 11,000+ students
• Food Lion / Walmart / Amazon — Distribution and retail
• Burroughs & Chapin — Development company that built much of Myrtle Beach’s commercial infrastructure

Remote workers have changed the equation. If you bring your job with you — especially one paying coastal-city wages — Myrtle Beach’s affordability creates an excellent lifestyle. A $100,000 remote salary goes much further here than in most East Coast beach towns. The timezone works for companies in the Eastern and Central time zones, and the Myrtle Beach International Airport (MYR) offers direct flights to major hubs.

Schools

Horry County Schools serves the entire metro and is one of the largest districts in SC. Performance varies significantly by school cluster:

• Carolina Forest cluster — The highest-performing schools in the district, popular with families relocating to the area
• St. James cluster — Strong schools in the Murrells Inlet / Surfside area
• North Myrtle Beach cluster — Solid performance, smaller community feel
• Myrtle Beach cluster — Mixed results, some schools facing challenges
• Conway cluster — Average performance, the district’s oldest schools

Private options are limited compared to larger metros. Coastal Christian Preparatory School is the most established. Many families choose the Carolina Forest or St. James clusters specifically for school quality.

Hurricane Reality Check

If you move to the Grand Strand, you will deal with hurricane threats. The question is when, not if. Recent history:

• Hurricane Hugo (1989) — Devastating Category 4 strike near Charleston, major damage to the Grand Strand
• Hurricane Matthew (2016) — Massive inland flooding along the Waccamaw River, Conway and surrounding areas underwater for weeks
• Hurricane Florence (2018) — Similar river flooding, more severe in some areas. Conway and parts of Myrtle Beach inland flooded for extended periods
• Hurricane Ian (2022) — Brushed the coast with tropical storm conditions

Prepare for hurricane season (June–November) by having an evacuation plan, maintaining supplies, and ensuring your home has hurricane-rated windows or shutters. Flood insurance is essential — and understand that standard homeowner’s insurance does not cover flood damage. River flooding can persist for weeks after a storm passes, as water drains from the mountains of North Carolina through the Pee Dee basin into the Waccamaw. Reach out to our home services directory for contractors experienced in hurricane preparation.

Renting in Myrtle Beach

Rental rates are moderate but vary by season and location. Year-round leases for one-bedroom apartments average $1,100–$1,350 per month. Two-bedroom units run $1,300–$1,600. Beachfront condos on annual leases can reach $1,800–$2,500 for a two-bedroom.

Be cautious about renting in condo buildings that also do short-term vacation rentals. The noise, traffic, and transient neighbor population can make full-time living uncomfortable. Some buildings restrict short-term rentals; others are primarily investor-owned vacation units. Ask about the owner-occupant vs. rental split before signing. Our rent affordability calculator can help you budget for your move.

Healthcare and Medical Services

Tidelands Health operates the primary hospitals in the area: Grand Strand Medical Center in Myrtle Beach and Waccamaw Community Hospital in Murrells Inlet. Conway Medical Center serves the inland population. For specialized care — oncology, complex cardiac, or pediatric specialties — many residents travel to Charleston (90 minutes south) or the larger medical centers in Charlotte, NC.

The area has attracted more medical providers in recent years as the population has grown, but specialist wait times can still be longer than in larger metros. If you or family members need regular specialty care, factor in travel time and availability when deciding on Myrtle Beach.

Key Considerations Before Moving

• Check flood maps and history before buying. FEMA maps don’t tell the whole story. Look at actual flood events from Matthew and Florence, which exceeded mapped flood zones. Properties along the Waccamaw River and its tributaries face particular risk.
• Get a CL-100 termite letter. South Carolina requires a termite inspection (CL-100 form) for most real estate transactions. The coastal climate makes termite activity aggressive — Formosan termites are present in the area.
• Understand the tourism cycle. Summer is busy and profitable if you’re in a tourism-adjacent business. Winter is quiet. Plan your finances for the seasonal rhythm, especially if your income is locally sourced.
• Budget for hurricane prep. Storm shutters ($1,500–$5,000), generator ($3,000–$8,000 installed), and emergency supplies are not optional. These are costs of living on the coast.
• Explore beyond the strip. Tourist Myrtle Beach along Kings Highway is loud, commercial, and crowded. Resident life happens in Carolina Forest, NMB, Pawleys, and the quieter neighborhoods. Visit these areas specifically when house hunting.

Calculate your full financial picture with our mortgage calculator and the home affordability tool before committing to a purchase.

Frequently Asked Questions

Is Myrtle Beach a good place to live year-round?

For the right person, yes. If you enjoy beach access, mild winters, and affordable housing, Myrtle Beach works well — especially for retirees, remote workers, and families willing to deal with the tourist season. The main challenges are limited high-paying local jobs, hurricane risk, seasonal traffic, and a healthcare system that lags behind larger metros. The beach lifestyle is genuine, but it comes with trade-offs.

How much does it cost to buy a house in Myrtle Beach?

The metro median is around $295,000 in 2026. Oceanfront condos can be found for $200,000–$400,000 depending on building age and condition. Single-family homes in Carolina Forest average $340,000. Conway offers the most affordable options at $235,000 median. Pawleys Island and Surfside Beach run higher at $375,000–$425,000. Always factor in flood insurance ($1,200–$4,500/year) and HOA fees ($400–$900/month for many condos).

Does Myrtle Beach get hurricanes?

Yes. The Grand Strand is in a hurricane-prone zone. While direct hits from major hurricanes are relatively uncommon, tropical storms and weaker hurricanes affect the area every few years. The bigger threat for many inland properties is river flooding — the Waccamaw River system can flood for weeks after heavy rainfall events upstate. Every resident needs an evacuation plan, flood insurance, and hurricane preparedness supplies.

What are the best neighborhoods for families in Myrtle Beach?

Carolina Forest is the top choice for families, offering newer homes and the district’s best-performing schools. The St. James area near Surfside Beach and Murrells Inlet is also strong for families. North Myrtle Beach offers a quieter beach community. Conway is the most affordable but carries flooding concerns. Research Horry County Schools cluster ratings before choosing your neighborhood.

Is Myrtle Beach good for retirees?

Myrtle Beach is one of the most popular retirement destinations in the Southeast. Affordable housing, mild winters, over 90 golf courses, and no state tax on Social Security income make the finances work. Tidelands Health provides local medical care, though specialists may require trips to Charleston or Charlotte. The area has large active-adult communities like Sun City Hilton Head’s northern equivalents and multiple 55+ neighborhoods. Use our seller net proceeds calculator if you’re selling a home elsewhere to fund your move.