Myrtle Beach’s housing stock is split roughly 40 % condos, 55 % single-family detached, and 5 % townhomes. Median days-on-market dropped to 7 in spring 2024, and 62 % of listings receive multiple offers. Popular price bands:

• $200k-$275k: 2-bed condos west of Hwy 17 Bypass (e.g., Myrtlewood Golf Villas) or 3-bed single-family fixers in Longs.
• $275k-$375k: 3-bed, 2-bath ranch homes in Carolina Forest or Surfside Beach; HOA ~$300/qtr.
• $375k-$550k: Newer builds in The Farm or Waterford with community pools and access to top-rated Carolina Forest schools.
• $550k+: Oceanfront or second-row condos; single-family in gated communities like Dunes Cove or Tidewater.

Insider tip: Horry County’s reassessment cycle ends December 2025—expect assessed values to jump 20-30 %. Lock a contract before reassessment to avoid higher tax escrows.

South Carolina’s flagship program is SC Housing’s SC Bond, offering 30-year fixed rates usually 0.25 % below market plus:

• forgivable DPA: $6,000-$15,000 at 0 %, forgiven 20 % per year; no monthly payment.
• Palmetto Home Advantage: $6,000 repayable at 2 % for buyers who exceed income caps for the forgivable option.

Horry County adds a Workforce Housing Grant—$7,500 silent second at 0 % for teachers, nurses, and first responders earning ≤ $72,900 (1-person) or $83,300 (2-person). NMHL layers these grants with our 3-2-1 HomeBuyer TM lender credit—up to 1 % of loan amount—so many borrowers bring less than 1 % of the price to closing.

Credit thresholds: 640 for SC Bond; if you’re at 620-639 we can rapid-rescore medical collections and boost you over the line in 5-7 business days.

Big banks decline files that don’t fit the cookie-cutter mold; NMHL built its reputation lending to the other 40 %.

• Fresh-Start FHA: 580-619 scores OK with 3.5 % down; we allow non-traditional credit (rent, utilities, Netflix).
• Bank-Statement Express: Use 12- or 24-month business or personal statements; DTI up to 50 %; no tax returns. Perfect for restaurant owners on Kings Hwy or tour-boat captains at Harbourgate Marina.
• DSCR Investor: Qualify on rental income only; no DTI calc; credit score 660+; 20 % down on condos zoned for daily rentals.
• VA IRRRL Express: Drop your rate without appraisal or income docs; close in 10 days; skip one month’s payment.

Recent Myrtle Beach closings: 589-score buyer on disability purchased $235k condo with $8200 total cash using Fresh-Start + SC Housing $10k grant; self-employed wedding photographer closed $425k new-build in Carolina Forest with 15 % bank-statement down.

Every NMHL loan in Horry County includes a free flood-zone report pulled before appraisal so you know the annual premium before you pay for inspections. Quick facts:

• AE zones: Base flood elevation 8-11 ft; standard flood insurance ~$1,900-$2,800/yr.
• AO zones: Usually along Singleton Swash; expect $1,200-$1,500/yr.
• X zones: West of 31, Carolina Forest sections; coverage optional for most loans, ~$500/yr if you still want it.

Condo associations carry a master flood policy; we review the HOA’s RCBAP (Residential Condominium Building Association Policy) to be sure coverage meets Fannie’s 80 % requirement so you won’t be forced to buy supplemental coverage at closing. Wind & hail premiums have risen 38 % since 2022—our insurance partner shops five coastal carriers to keep your payment shock-proof.

The Market Common—Urban village feel, walkable to shops & restaurants; townhomes $285k-$425k; HOA maintains landscaping, pools. Zoned for A-plus schools; property tax millage 0.052.

Carolina Forest—Master-planned, 22 distinct communities, top-rated Ocean Bay Elementary & Carolina Forest High. New 3-bed builds $295k-$360k; HOA $30-$55/mo. Ten-minute drive to beach but insurance cheaper because west of Hwy 31.

Surfside Beach—“Family Beach” vibe; older 2-bed cottages $240k; teardowns on 50-ft lots $350k; new builds $450k+. Short-term rentals allowed, so investment loans work here.

Briarcliffe Acres—Quiet, tree-lined streets between North Myrtle & Myrtle; no commercial development; homes $550k-$1.4 M; private beach access. Lower density keeps flood risk moderate.

Dunes Cove / Grande Dunes—Gated golf communities; condos $450k-$900k; homes $700k-$2.5 M. Many lenders shy away from high-rise condos; NMHL keeps an approved project list so pre-approval is solid.