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Aug 19 2025

The Truth About HOA Fees in Myrtle Beach Communities

If you’re looking to buy a home in the Myrtle Beach area, chances are you’ve seen something called HOA fees pop up in listings. Some are low, others are surprisingly high. So, what’s the deal?

In this guide, we’ll explain what HOA fees are, what they cover, how much you should expect to pay in 2025, and how to know if they’re worth it. Let’s break it all down so you can feel confident about your move and your budget.

What Are HOA Fees?

To start, HOA stands for Homeowners Association. When you live in a neighborhood with an HOA, you’ll likely pay monthly or yearly fees. These fees go toward keeping the community looking good and running smoothly.

You’ll find HOA fees in:

  • Condos
  • Townhomes
  • Planned neighborhoods
  • Gated communities
  • Resort-style subdivisions

Basically, the HOA is in charge of shared spaces, certain rules, and keeping things in good shape.

How Much Are HOA Fees in Myrtle Beach?

Now, let’s talk about the numbers. HOA fees in Myrtle Beach can be as low as $50 a month or over $600, depending on where you live and what’s included.

Here’s a simple chart to help you understand the typical costs:

Type of PropertyAverage Monthly Fee
Single-Family Home$50–$150/month
Townhomes$125–$250/month
Oceanfront Condos$250–$600+/month
Gated or Luxury Communities$150–$400/month

As you can see, prices vary a lot. That’s because each community is different. Some have basic services, while others offer luxury-style features.

What Do HOA Fees Usually Include?

Next, let’s look at what you’re paying for. HOA fees aren’t just random charges. They go toward shared services and upkeep.

Here’s what many HOA fees in Myrtle Beach cover:

Exterior Maintenance
This includes things like roof repairs, siding, lawn care, and pest control — especially for condos and townhomes.

Common Area Upkeep
Think of sidewalks, roads, landscaping, entry signs, and ponds.

Amenities
Pools, fitness centers, clubhouses, tennis courts, and walking trails may all be included.

Gated Entry or Security
Some neighborhoods use part of the fee for cameras, gate access, or even private security guards.

Insurance
Condo fees often include part of the building’s master insurance policy.

Reserve Fund
A chunk of your fee goes into savings for big repairs later, like paving roads or replacing roofs.

Are HOA Fees Worth It?

So, is it a good deal? That depends on your needs.

Ask yourself:

  • Do I want access to a pool, gym, or clubhouse?
  • Do I prefer someone else handle yard work or outside repairs?
  • Am I okay with following rules about home appearance and upkeep?
  • Do I want a clean, well-maintained neighborhood?

If you said yes to any of those, HOA fees might be worth it. However, if you prefer fewer rules and lower costs, you may want to look for a home without them.

Can HOA Fees Change Over Time?

Yes, they can — and often do.

HOA fees may go up if:

  • Maintenance costs increase
  • Insurance premiums rise
  • New amenities are added
  • The reserve fund needs more money

Before buying, ask the seller or agent:

  • Have the fees increased in the past five years?
  • Are there planned fee changes coming soon?
  • How much is in the reserve fund?
  • Have there been any special assessments?

These answers will help you plan for the future and avoid surprises.

What to Check Before You Buy

Before you buy a home in a neighborhood with an HOA, be sure to:

  1. Ask for the HOA documents – like rules, financial reports, and meeting notes.
  2. Look at the budget and reserve fund – is it strong or struggling?
  3. Find out what’s included in the fee – amenities, insurance, trash pickup, etc.
  4. Check the rules – are there limits on paint colors, pets, fences, or home changes?
  5. Ask about special assessments – these are extra fees charged for big projects.

Doing these five things helps you make a smart, stress-free decision.

Final Thoughts: Don’t Be Surprised by HOA Fees

In Myrtle Beach, HOA fees are a normal part of many communities, especially newer ones or those with shared amenities. The key is knowing what those fees cover — and whether they match your lifestyle.

When you understand the cost, services, and rules, you can decide what’s right for you.

Ready to Start House Hunting?

Thinking about buying a home in the Myrtle Beach area? Whether it’s a beachside condo or a peaceful gated neighborhood, we can help you compare communities, understand the fees, and find the perfect fit for your needs. Visit http://jeremyblanton.com to schedule your call, to gain more insight on navigating a move to the Myrtle Beach area.

Let’s make your move smooth — and smart.

Written by chelsea · Categorized: Uncategorized · Tagged: buying a home, buying a home in myrtle beach, carolina forest homes, carolina forest real estate, homes for sale in carolina forest, homes for sale in myrtle beach, luxury real estate, moving to myrtle beach, myrtle beach, myrtle beach home, myrtle beach homes, myrtle beach luxury homes, myrtle beach real estate, the farm at carolina forest, waterbridge community

Jul 26 2025

Coastal Corners of Myrtle Beach You’ll Love Living In (2025)

Why Move to Myrtle Beach?

Moving to Myrtle Beach isn’t just about changing your view—it’s about upgrading your lifestyle. With miles of sandy beaches, a low cost of living, and over 200 sunny days each year, it’s easy to see why more people are swapping snow boots for flip-flops and heading to South Carolina’s Grand Strand.

So, where should you live? That’s the big question. Myrtle Beach has many different neighborhoods, each offering something special. From luxury homes on the water to quiet small towns full of charm, there’s truly something for everyone.

In this guide, we’ll take a closer look at the top areas to live near Myrtle Beach in 2025. We’ll focus on lifestyle, convenience, local amenities, and what makes each place unique—so you can find the perfect fit for your next move.

Carolina Forest: Master-Planned & Convenient

Located just west of the Intracoastal Waterway, Carolina Forest is one of the most in-demand places to live in Myrtle Beach. With shopping centers, restaurants, top-rated schools, and plenty of parks. Additionally it feels like its own city—yet it’s only a short drive to the beach.

  • Top neighborhoods: The Farm, Waterford Plantation, Traditions, and Plantation Lakes
  • For luxury buyers: Check out Waterway Palms Plantation and The Bluffs on the Waterway—gated, custom-home communities with Intracoastal access
  • Why people love it: A strong sense of community, excellent amenities, and something for every budget

Whether you’re seeking a starter home, lakefront living, or a gated neighborhood with all the extras, Carolina Forest continues to be a top pick for year-round residents.

Market Common: Walkable, Stylish, and Urban

Market Common redefines beach living with its urban village vibe. Additionally, it is built on a former Air Force base, it blends modern design with classic southern charm. You’ll find tree-lined streets, boutique shopping, great restaurants, and miles of walking trails.

  • Popular neighborhoods: Emmens Preserve, Sweetgrass Square, Cresswind (55+), and The Battery
  • What makes it unique: Walkability, architecture, community events, and proximity to Myrtle Beach State Park
  • Ideal for: Anyone who loves low-maintenance, high-style living with convenience to everything.

It’s not just a place to live—it’s a place to be.

North Myrtle Beach: Coastal Living Without the Crowds

If you want beach access and charm without the bustle of central Myrtle Beach, North Myrtle Beach is the perfect option. This separate city has a more relaxed, local feel.

  • Neighborhood highlights: Cherry Grove (canal-front homes), Ocean Drive (beach music and golf carts), Seabrook Plantation, Robber’s Roost, and Grande Dunes North Village
  • Who it’s for: Those craving a quieter lifestyle
  • Best features: Quieter beaches, more residential neighborhoods, and a strong sense of community

North Myrtle gives you all the coastal benefits without the constant tourist traffic.

Surfside Beach: Family-Friendly Beach Town

Nicknamed “The Family Beach,” Surfside is all about community and comfort. With its own pier (currently being rebuilt), laid-back neighborhoods, and strong local culture, it’s a favorite for year-round living and second homes alike.

  • Top picks: Deerfield, Mallard Landing Village, Ocean Pines, Lakewood Heights
  • Why people choose Surfside: Easy beach access, affordable housing, and strong community pride
  • Bonus points: Golf cart-friendly, low-key atmosphere

If you want that “old-school” beach-town vibe with modern convenience, this is it.

Little River: Coastal Living at a Slower Pace

Just north of North Myrtle Beach is Little River which offers peaceful surroundings and a historic marina. As well as a mix of old charm and new development.

  • Hot neighborhoods: Bridgewater, Cypress Village, Lighthouse Cove
  • Lifestyle: Laid-back, fishing village meets modern suburbia
  • Appeals to: Boaters and anyone seeking tranquility close to the action

With marinas, waterfront restaurants, and scenic marshland, Little River is one of the Grand Strand’s best-kept secrets.

Conway: Historic Charm & Affordable Living

Head inland just a bit, and you’ll find Conway, a riverfront town with mossy oaks, a walkable downtown, and plenty of Southern character.

  • Best communities: Ridge Pointe, Coastal Point West, Tiger Grand, and The Reserve at Wild Wing
  • Great for: Budget-conscious buyers and folks who want a slower pace
  • Features: Farmer’s market, riverwalk, festivals, and a blossoming local scene

Yes, the drive to the beach can be longer (especially in summer), but the value and charm Conway offers are hard to beat.

Final Thoughts: Choose a Community That Fits Your Lifestyle

From the master-planned convenience of Carolina Forest to the walkable charm of Market Common, the beachy calm of North Myrtle to the classic coziness of Conway, Myrtle Beach offers a wide range of places to call home.

Ask yourself:

  • Do I want to be close to the beach or farther inland?
  • Do I prefer a gated community or a neighborhood with more freedom?
  • Is walkability or golf cart access important?
  • Do I want a strong social scene or more peace and quiet?

Whatever your goals, there’s a spot here waiting for you.

Ready to Explore Homes in These Myrtle Beach Areas?

Visit MyrtleBeachHomesBlog.com to explore detailed community guides, browse current listings, and get insider tips on relocating to the Grand Strand. Additionally, if you’re considering a move to the Myrtle Beach area and want personalized guidance, head over to JeremyBlanton.com to schedule a call and start planning your relocation with confidence.

Written by chelsea · Categorized: Uncategorized · Tagged: buying a home, buying a home in myrtle beach, carolina forest homes, carolina forest real estate, homes for sale in carolina forest, homes for sale in myrtle beach, luxury homes, luxury real estate, moving to myrtle beach, myrtle beach, myrtle beach home, myrtle beach homes, myrtle beach luxury homes, myrtle beach real estate, Plantation Lakes homes, real estate, the farm at carolina forest, waterbridge community

Jul 23 2025

What Retirees LOVE About Myrtle Beach Living

Why Retire in Myrtle Beach? Sunshine, Savings & a Laid-Back Lifestyle

When it’s time to enjoy the next chapter of life, more and more retirees are choosing Myrtle Beach, South Carolina. In fact, it’s easy to see why. With its warm weather, low taxes, active lifestyle, and coastal charm, this beach town offers much more than just ocean views.

Stretch Your Retirement Dollars

One of the top reasons retirees love Myrtle Beach? Your money goes a lot further here. South Carolina doesn’t tax Social Security income, and if you’re 65 or older, you can deduct up to $15,000 of other retirement income. Plus, property taxes are some of the lowest in the country.

Additionally, homeowners over 65 get a big break thanks to the Homestead Exemption, which cuts property taxes on the first $50,000 of your home’s value. As a result, there’s more room in the budget for fun—like eating out, golfing, or enjoying the good life at the beach.

Say Goodbye to Harsh Winters When Retiring To Myrtle Beach

The weather in Myrtle Beach is a huge draw. With over 200 sunny days a year and mild winters (rarely dipping into the 30s), you can enjoy four seasons without shoveling snow. Though summers do get hot, but the ocean breeze helps cool things down. You’ll find that beach walks, patio dining, and early morning tee times are part of everyday life.

Golf, Beaches & Outdoor Fun

Known as the Golf Capital of the World, Myrtle Beach is home to over 80 golf courses. Whether you’re a beginner or a seasoned pro, there’s a course for you. On the other hand, if you prefer a slower pace, there are also miles of beaches, scenic walking trails, and peaceful parks like Myrtle Beach State Park—perfect for fishing, birdwatching, or simply relaxing under the trees.

Quality Healthcare Close to Home

Healthcare is a major concern for retirees, and Myrtle Beach doesn’t disappoint. The area is served by trusted hospitals like Tidelands Health, McLeod Health, and Grand Strand Medical Center. There are also clinics, specialists, wellness centers, and VA facilities nearby, making it easy to stay on top of your health.

A Lifestyle That Fits You

Living by the beach isn’t just about sand and waves. Myrtle Beach offers a fun and easy lifestyle, with great restaurants, shopping at Market Common, Tanger Outlets, and Coastal Grand Mall, plus plenty of ways to stay active. From pickleball and yoga to art classes and social clubs, there’s something for everyone.

Community That Feels Like Home

While Myrtle Beach can be busy with tourists in summer, the local community still feels like a small town. In neighborhoods just a few miles inland in places like Carolina Forest, you’ll find friendly people, regular events, and welcoming groups for newcomers. Whether it’s joining a book club, attending a local festival, or volunteering, it’s easy to feel at home.

Myrtle Beach: Retirement, Your Way

With low taxes, warm weather, quality healthcare, and tons of ways to enjoy life, Myrtle Beach is a top spot for retirees. But the real magic? You get to live the life you want—whether that means golfing every week, relaxing on the porch, or trying something new like painting or gardening.

If a relaxed, affordable, and coastal lifestyle sounds like your dream retirement, Myrtle Beach might just be calling your name.

Ready to explore available homes, learn more about 55+ communities, or get tips on relocating to the coast?
Visit http://jeremyblanton.com to schedule a call with Jeremy Blanton to take the first step toward your beachside retirement.

Written by chelsea · Categorized: Uncategorized · Tagged: buying a home, buying a home in myrtle beach, carolina forest homes, carolina forest real estate, homes for sale in carolina forest, homes for sale in myrtle beach, luxury real estate, moving to myrtle beach, myrtle beach, myrtle beach home, myrtle beach homes, myrtle beach luxury homes, myrtle beach real estate, Plantation Lakes homes, retire, retiree, retirement, selling a myrtle beach house, selling myrtle beach, the farm at carolina forest, things to do in myrtle beach, waterbridge community

Jun 18 2025

Living in Myrtle Beach: Hurricane Prep Guide

living in myrtle beach during a hurricane

Hurricane Season in Myrtle Beach: How to Be Prepared

Living in Myrtle Beach means enjoying ocean breezes, world-class beaches, and a relaxed coastal lifestyle. But if you call this slice of paradise home, it’s important to understand what comes with it—including hurricane season. From June 1 to November 30 each year, residents must stay alert, informed, and prepared to protect their homes, families, and peace of mind.

Whether you’re new to the Grand Strand or a long-time homeowner, this guide will walk you through exactly how to prepare for hurricane season while enjoying the benefits of living in Myrtle Beach.

How to Prepare for Hurricane Season in Myrtle Beach

Step 1: Create a Hurricane Preparedness Plan

Start with the basics: determine your Horry County evacuation zone (A, B, or C). Authorities will issue zone-based evacuation orders depending on storm strength. Know your zone in advance, map out your evacuation route, and have a destination ready if you need to leave quickly. If you have pets, make arrangements for pet-friendly accommodations early, as most emergency shelters do not allow animals.

Step 2: Assemble a Complete Emergency Kit

Every home in Myrtle Beach should have a stocked emergency kit ready before a storm is even on the radar. Your kit should include:

  • Three days’ worth of non-perishable food and two gallons of water per person, per day
  • Flashlights, batteries, a battery-operated radio, and phone chargers
  • First-aid kit, prescription medications, and hygiene items
  • Cash, important documents in waterproof containers, and clothing
boarding your myrtle beach home for hurricane

Step 3: Secure Your Home and Property

Protecting your home from high winds and flooding is crucial. Trim trees, clean gutters, and secure or store outdoor furniture and decorations. Install storm shutters or board up windows with plywood if a storm is approaching. Check the roof for loose shingles and secure entry points, especially garage doors, to reduce wind intrusion.

Step 4: Review Your Insurance Coverage

If you’re living in Myrtle Beach full-time, understanding your home insurance is a must. Standard policies typically don’t include flood coverage. Look into a separate flood insurance policy and make sure your coverage limits reflect current property values. Take photos or videos of your home’s interior and exterior in advance for claims documentation.

Step 5: Know When to Evacuate

When evacuation orders are issued, don’t wait. Leave early to avoid traffic and worsening weather conditions. Fuel up your vehicle in advance, and have a go-bag ready. If you’re not required to evacuate and choose to shelter in place, stay indoors, monitor local news, and avoid driving through flooded roads.

Step 6: Stay Safe After the Storm

After the storm has passed, proceed with care. Watch for downed power lines, broken glass, and flood-contaminated water. Wear protective gloves and boots when cleaning debris. Take photos of any damage before beginning repairs, and work only with licensed contractors to avoid scams.

Living in Myrtle Beach Means Being Prepared

Part of living in Myrtle Beach is learning how to balance paradise with preparedness. While hurricanes aren’t guaranteed each season, being ready gives you confidence and peace of mind. A little planning now will protect your property, your family, and your lifestyle on the coast.

Final Thoughts

Hurricane season is simply a part of coastal living, and with the right steps in place, you can continue enjoying everything Myrtle Beach has to offer without worry. Make your preparations early, review your plan regularly, and stay connected to local alerts and weather forecasts.

If you’re relocating or considering a move, our team at Myrtle Beach Homes Blog is here to help you find a safe, beautiful home that fits your lifestyle and your long-term plans for coastal living.

Thinking of making a move to Myrtle Beach in the near future? Book a Call with Jeremy to discuss your upcoming move to Myrtle Beach!

Written by Jeremy · Categorized: Uncategorized · Tagged: berkshire forest, buying a home, buying a home in myrtle beach, carolina forest homes, carolina forest real estate, gated homes, homes for sale in carolina forest, homes for sale in myrtle beach, luxury homes, luxury real estate, moving to myrtle beach, myrtle beach, myrtle beach home, myrtle beach homes, myrtle beach luxury homes, myrtle beach real estate, Plantation Lakes homes, real estate, selling a home, selling a home in myrtle beach, selling a house, selling a myrtle beach home, selling a myrtle beach house, selling myrtle beach, the farm at carolina forest, things to do in myrtle beach, waterbridge community

Jan 28 2020

Downpayment Cheat Sheet To Buying A Home For $500 Or LESS

Understanding Mortgages

This past week I attended a conference where they had an economist who was sharing some statistics on our local market and it’s current status here in Myrtle Beach. One of the slides she shared had an interesting statistic on it that I posted onto Facebook. It stated:

“34% of renters can afford to buy the typical home.”

After posting this onto Facebook, I had numerous comments posted there from friends, some in the industry, but many who were not that all basically said the same thing.

The #1 reason most people are renting instead of owning is because they do not know how much money they need to purchase. It was interesting because many of the comments said people do not understand that you do not need 20% down in order to own a home.

Because of this conversation, I created this video to discuss some of the various financing options that are out there currently to buy a home. Some of the options give you the ability to buy a home for as little as $500.

Financing Options In Myrtle Beach Area

So there are multiple types of programs out there to help you purchase a home. In this post, I’m going to cover the main types that most buyers are using to purchase a home. They are:

  • FHA
  • VA
  • USDA
  • Conventional
  • Second Home/Investment
  • Specialty/Portfolio

FHA Financing

This is probably one of the most typical types of loans that consumers are using to purchase a home in the Myrtle Beach area. In this type of loan, you would need to have a downpayment of 3.5% of the total purchase price in order to purchase a home. There isn’t any restrictions as to what area you have be in to purchase a home via FHA.

However, when purchasing a home with an FHA loan, the property is going to need to meet certain criteria & standards. Typically, you cannot purchase a fixer upper with this type of loan because the appraisers are going to make mention to any types of major repairs that would need to be addressed prior to closing.

I recently had a home that a buyer was purchasing with an FHA loan and the appraiser made mention of exposed wires hanging from the ceiling in the dining room where the previous owners had removed the chandelier and did not cover it up. Because the appraiser made mention, the seller had to buy a plate & wire nuts and cap off where the chandelier used to hang in order for the buyer to get a final sign off on the appraisal and final approval given to purchase the home.

VA Financing

VA Financing is an awesome program in which you can purchase a home for literally no money down. But, in order to qualify for this program, you have to have served in the military. There is a bunch of fine print on whether you qualify for a VA loan, this was a great resource to walk you through all of it.

As I mentioned, if you qualify for a VA loan, you get many breaks from little to no down payment, but you also normally qualify for lower interest rates as well as lower closing costs. VA loans definitely have many great benefits.

USDA Financing

USDA Financing is another low downpayment option that is a great way to own a home for little to no money down. This program though does have some rather specific location requirements for a home to be eligible. They actually have a pretty nice USDA eligibility map where you can type in an address and see quickly if a home is eligible for USDA financing.

Now some of the other stipulations that are applicable to a USDA loan relate to credit scores, and condition of the property. If you do not have a credit score of at least 640 in order to qualify for a USDA loan.

Buying a House

Conventional Financing

This is one of the more typical financing options that are out there which gets used to purchase a home. Since I am a Myrtle Beach REALTOR® which is self employed, this is the type of loan my wife & I used to purchase our current home last year.

This type of loan is flexible on what type of property you can purchase and also on the area in which you were to purchase it in. In a conventional loan, you will need 5% of the purchase price to put down on your home. This means if you were to purchase a $200,000 home, you would need $10,000 as a down payment.

Second Home Financing

In Myrtle Beach, we have a lot of people who purchase a second home here in the area & many times they are confused as to what type of financing they can use to purchase this type of home. Many of the financing programs we discussed above like FHA & USDA financing are programs designed to be used on the purchase of primary residences in which you are going to live permanently.

So when you are thinking of purchasing a second home, you will need to have 10% down to make the purchase. You are actually doing a version of conventional financing in this type of purchase, just a higher amount of downpayment is required here.

Oceanfront Condo Investment

Investment Home Financing

Now, if you are thinking of purchasing a home that you plan to rent out most of the time instead of using it as a second home, then you are going to need a different type of financing than the ones listed above. First off, just like with a second home, FHA, USDA, & VA financing options are not available as they are designed for primary residences.

Most of the banks out there are going to require more of an investment into the downpayment on investment types of properties versus a primary residence or second home because they look at these type of properties as a higher risk to the bank. If something happens in your finances, you are more than likely to let go of an investment property faster than your main home you live in. To purchase an investment home, you are more than likely going to need 20-25% of the purchase price for the downpayment.

Specialty/ Portfolio Financing

Sometimes, you are wanting to purchase an awesome condominium in a complex that has a current litigation matter against the original builder where the HOA is suing them for things they were paid to build and never did, or for construction that was done improperly.

There isn’t necessarily something wrong with the property, but because of the litigation, most typical financing options will not be able to be used. In these cases, you will need a specialty/portfolio financing option. Normally, these are offered by smaller local banks that have flexible financing options.

These types of loans typically require 25% for a downpayment. The other thing to note with this type of loan is that they normally are not offered with a 30 year fixed rate. Instead they are usually either a 15 year loan, or something if a flexible rate arm after a few years.

Additional Expenses When Purchasing

In addition to your downpayment for the mortgage, you are going to have a few more expenses that you can expect when purchasing a home. The first is for a home inspection. You aren’t required to get a home inspection done, but I always highly recommend a home inspection be done before purchasing a home. These are typically around $300-$500.

Many of the other expenses you would incur when purchasing a home, you could request the seller to pay for you. With a strong enough offer, you can normally get the seller to agree to cover these expenses.

These closing costs would include attorney fees, appraisals, taxes, loan processing, title search, homeowners insurance, title searches, courier fees, and many other items. The last home I sold with an FHA loan for my buyers we asked for the seller to give 3% of the purchase price to the sellers as a credit and it basically covered all their expenses other than the downpayment, so it is possible to get most of the items covered.

I hope that this post helps explain financing options and how much you will need in order to purchase a home here in Myrtle Beach. It hopefully is nowhere near the amount you originally thought it might be. If you would like more information on buying a home, which lenders you should consider, and what options might fit your situation best, feel free to reach out & contact me. I’d love the opportunity to help you start the journey to home ownership in the Myrtle Beach area.

Written by Jeremy · Categorized: Buying A Myrtle Beach Home · Tagged: buying a home in myrtle beach, downpayment, FHA, mortgage options, USDA Loans, VA Loans

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Myrtle Beach REALTOR- Jeremy Blanton
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