Quick Take:

Market is cooling but not collapsing. Prices are slightly down, inventory is rising, and condos show the most risk.

📊 Key Market Metrics

• Home prices: Down ~2–4% YoY (median ≈ $276K).

• Price cuts: ~28% of listings cut asking prices.

• Days on market: ~118–121 (up from ~103 last year).

• Inventory: Approaching 4–5 months of supply → shifting toward buyer’s market.

• Condos: More supply, longer sales times, higher HOA + insurance costs.

• Short-term rentals (STRs): ~60% occupancy, solid in peak months but more competition.

• Financing: Mortgage rates easing slightly but affordability still tight.

💡 What Investors Should Know

1. Cash flow > appreciation – Buy properties that pay today, not just someday.

2. Condo caution – Watch for HOAs, insurance, and oversupply dragging returns.

3. Inland & off-peak areas – Better value, steadier long-term tenants, lower entry cost.

4. Negotiating power – Cooling market = leverage for buyers.

5. STR playbook – Professional management, upgrades, and pricing tools are must-haves.

💰 Investment Buyer Opportunities

• Motivated Sellers: Nearly 30% of listings cutting prices → room to negotiate.

• Single-Family Homes Inland: Lower prices + stronger year-round rental demand.

• Retiree-Focused Housing: Steady demand in 55+ and low-maintenance communities.

• Small Multifamily (2–4 units): Rising rents + less competition = strong buy-and-hold.

• Fix & Flip: Longer DOM = distressed sellers and below-value buys.

✅ Bottom Line

Myrtle Beach is shifting from a hot seller’s market to a more balanced one. Investors who focus on cash flow, negotiation, and non-condo opportunities can position themselves well for long-term returns.