Greenville Local Looking into STRs in Myrtle Beach

New to Real Estate · Greenville, SC · Member since 2026 · 3 posts · 4 votes

Hi everyone!

My name is Nick Rosin, and I’m a new investor based out of Greenville, SC. I’m excited to introduce myself to the community as I transition from the stock market into real estate.

My primary focus is the Myrtle Beach/Grand Strand STR market. As someone coming from a heavy stock market and financial analysis background, I am a huge fan of the "underwriting" side of the business. I love digging into the data and running sensitivity analyses on potential deals.

I'm looking forward to engaging in the forums, learning from the veterans here, and contributing what I can.

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Mayo GilfurtPro Member

Real Estate Consultant · Connecticut Ct · Member since 2026 · 171 posts · 37 votes

8mo

Welcome, Nick — solid market to be looking at, and your underwriting mindset will serve you well here.

One thing I'd encourage early in Myrtle/Grand Strand STRs is underwriting regulation and seasonality risk just as hard as revenue. Cash flow can look great on paper but swing quickly with HOA rules, city enforcement, or insurance changes.

If you’re already running sensitivities, stress-test for lower occupancy and higher operating costs — the deals that still work there tend to be the ones worth owning long term.

Looking forward to seeing how you approach your first few analyses.

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Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 171 posts · 37 votes
8mo
Welcome, Nick — solid market to be looking at, and your underwriting mindset will serve you well here.
One thing I'd encourage early in Myrtle/Grand Strand STRs is underwriting regulation and seasonality risk just as hard as revenue. Cash flow can look great on paper but swing quickly with HOA rules, city enforcement, or insurance changes.
If you’re already running sensitivities, stress-test for lower occupancy and higher operating costs — the deals that still work there tend to be the ones worth owning long term.
Looking forward to seeing how you approach your first few analyses.
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Nick Rosin
OP
New to Real Estate · Greenville, SC · Member since 2026 · 3 posts · 4 votes
8mo
Thanks for the warm welcome! You hit the nail on the head regarding the sensitivity of these coastal deals. I’m currently stress-testing my models with a buffer on insurance and reduced occupancy numbers to see where the break-even points sit.

I’ve also been digging into the new Responsible Local Agent requirements I've seen popping up in the 2025-2026 ordinances, which definitely adds a layer to the operating cost side of the spreadsheet. Are you seeing many owners moving toward specialized boutique management to handle those enforcement risks, or are they sticking with the larger name-brand firms?
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Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 171 posts · 37 votes
8mo
That’s exactly what I’m seeing as well.
In most coastal markets, owners who are more hands-on or operating smaller portfolios are leaning toward boutique, locally focused managers because they stay closer to ordinance changes and enforcement nuances. The larger national firms tend to lag on adapting to local rules, especially when new requirements roll out.
That said, for scale or multi-market portfolios, some owners still stick with the name brands but bake in wider buffers like you’re doing — higher insurance assumptions and more conservative occupancy.
Curious which coastal markets you’re underwriting right now?
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Nick Rosin
OP
New to Real Estate · Greenville, SC · Member since 2026 · 3 posts · 4 votes
8mo
I’m focusing on the Grand Strand, but I’ve been specifically looking at North Myrtle Beach and Surfside Beach at the moment.

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- Shayne SteinerBusiness Member
  Realtor · Myrtle Beach · Member since 2023 · 4 posts · 3 votes
  8mo
  Quote from @Nick Rosin:
  
  I’m focusing on the Grand Strand, but I’ve been specifically looking at North Myrtle Beach and Surfside Beach at the moment.
  
  Hey Nick, we definitely have a great market down here. I’m a realtor in the area, I cover the Grand Strand and Charleston market. If you have any questions I’d be more than happy to discuss further! Are you more interested in STR homes or wanting to start with a condo?
  1 Reply
Myrtle Mike ThompsonBusiness Member
Realtor · Myrtle Beach, SC · Member since 2016 · 354 posts · 205 votes
8mo
@Nick Rosin Welcome to BiggerPockets! I know you'll find this platform, and specifically these discussion forums, to be super valuable. I'm happy to answer any questions you may have about the Myrtle Beach STR market, so please feel free to send me a connection request. For the past several years I've specialized in helping out-of-state investors acquire both short and long-term investment properties here along the Grand Strand.
To touch on your concern regarding Responsible Local Agent requirements, the proposed ordinance you're referring to would only affect properties in North Myrtle Beach. The draft ordinance is still being revised and will likely be voted on later this year. My hope is that STR owners who self-manage will be allowed to designate their realtor as the "responsible agent", thereby eliminating the need to pay a property management company to serve in this capacity. I believe agents are able to serve as the responsible party for their clients in Hilton Head. But again, this proposed ordinance is only for properties within North Myrtle Beach city limits. It's being spearheaded by Elliott Beach Rentals, the largest property management group in town. Veiled as a public safety measure, I see it more as a money grab. Myrtle Beach, Surfside Beach, and Garden City Beach (part of Horry County) do not have any such requirements in place.
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Jules Aton
MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
8mo
Have you considered HH? More contained area which I like for appreciation, ease or resale and likely higher end clientele. Check out the STR section here for insights from experienced operators.
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Sean GrahamBusiness Member
Investor , CPA · Detroit, MI · Member since 2016 · 594 posts · 249 votes
8mo
Welcome to the community, @Nick Rosin. In Myrtle Beach STRs, revenue volatility and local regulations matter more than pro forma upside, especially when you stress-test occupancy and seasonal swings.

Maven Cost Segregation Tax Advisors553 Reviews
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Douglas Dolgoff
Lender · Atlanta, GA · Member since 2025 · 100 posts · 9 votes
8mo
Welcome to the community, Nick, and best of luck as you begin this journey! I am a residential investment loan officer and would be more than happy to serve as a resource to help you navigate through and become better educated about various lending programs and financing strategies.
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