If you're buying a home in South Carolina — especially in the Myrtle Beach, Horry County, or Grand Strand area — you've probably heard the term "due diligence period" thrown around in your purchase contract. It's one of the most important protections for buyers in our state, but it's also one of the most misunderstood.

In simple terms: The due diligence period is your no-risk window to thoroughly investigate the property and decide if it's truly the right home for you. If something doesn't check out, you can walk away for any reason (or no reason at all) — and your only loss is the negotiated due diligence fee paid to the seller.

This is different from many other states that use traditional inspection contingencies. South Carolina's standard contract (from the South Carolina REALTORS®) has been a strict due diligence-only model since June 2022, with no "repair procedure" or automatic "as-is" clause like before.

How the Due Diligence Period Works in SC

• Negotiated Length: Usually 10–21 days (most common in Horry County: 14–17 days), starting the day after the contract is fully executed.
• Hard Deadline: Ends at a specific date and time (often 6:00 PM). Miss it, and you're committed to buying the home "as-is" regarding condition/repairs.
• Due Diligence Fee (Termination Fee): A non-refundable fee paid by the buyer to the seller (typically $500–$5,000+, depending on price and market). This is the seller's compensation for taking the home off the market. It's not prepaid — only owed if you terminate.
• Earnest Money is Separate: Your earnest money stays protected and refundable if you terminate properly during due diligence.

What You Should Do During Due Diligence (Especially in Horry County)

This is your one chance to discover everything. Don't rush — start scheduling the day the contract is signed!

Essential Steps for Myrtle Beach / Horry County Buyers:

You can also:

• Review HOA rules (can you have a fence? Golf cart? Rent it out?)
• Check flood zone maps & insurance requirements
• Drive the neighborhood at different times/days
• Talk to future neighbors

Repair Requests in South Carolina's Due Diligence Model

• You can submit a repair request (SCR Form 525), but the seller is not obligated to respond or agree.
• Make requests expire 1–3 days before the due diligence deadline so you have time to decide.
• If you reach a signed repair addendum → Due diligence period automatically ends (you're happy and moving forward).
• If no agreement → You can terminate and walk (paying only the due diligence fee).

Tips to Protect Yourself as a Buyer in Horry County

1. Negotiate a longer period if the home is older or in a high-risk flood/wind zone.
2. Line up inspectors immediately — Coastal inspectors book up fast in season.
3. Have a plan for termination — Know where/how to deliver notice + fee (Zelle/wire often accepted).
4. Don't skimp on the fee in a hot market — A higher fee makes your offer stand out.
5. Work with an experienced local agent — Someone who knows Horry County's unique issues (flooding, insurance, septic, etc.).

*Information based on the current South Carolina REALTORS® standard contract (as of November 2025), local practices in Horry County, and SC Department of Insurance guidelines. Always consult your real estate agent and attorney for your specific contract.*

Buying or selling a home in Horry County — home to Myrtle Beach, Conway, North Myrtle Beach, and the Grand Strand — is an exciting process, but it's important to budget for closing costs. These are the fees and expenses paid at the closing table to finalize the real estate transaction.

In South Carolina (including Horry County), closing costs are fairly predictable because the state requires a licensed real estate attorney to handle the closing, and many fees are standardized statewide.

As of 2025, buyers in Horry County typically pay 2%–5% of the purchase price in closing costs, while sellers pay 6%–10% (mostly due to real estate commissions).

These are estimates — actual amounts vary by home price, loan type, negotiations, and specific services.

Quick Closing Costs Estimate for Horry County

For a $350,000 home (close to the current Myrtle Beach-area median):

Buyer Closing Costs in Horry County

Buyers usually bring cash to closing (or roll some fees into the loan). Common buyer expenses include:

Total for Buyer: Usually $7,000 – $17,500 on a $350,000 purchase.

Seller Closing Costs in Horry County

Sellers pay most costs out of their proceeds. The biggest line item is almost always real estate commissions.

Total for Seller (excluding commissions): Roughly $3,000 – $6,000 + commissions.

Tips to Save on Closing Costs in Horry County / Myrtle Beach

• Shop lenders early — A small difference can save thousands.
• Negotiate seller concessions — Sellers may credit part of your costs.
• Ask about simultaneous-issue title discounts.
• Choose your closing attorney wisely — Get quotes.
• Check for assistance programs — SC Housing offers help for qualifying buyers.

*Information based on 2025 South Carolina Department of Revenue rates, Horry County Register of Deeds fees, and typical local practices. Actual costs can vary — always verify with your real estate professional and closing attorney.*

As we step into the new year, the real estate market is poised for an interesting 2024. Anticipated changes in interest rates are sparking renewed interest from hesitant buyers, yet a persistently low inventory is shaping a market that promises stability in home prices.

Interest Rates on the Decline: An Open Door for Buyers

One of the key factors influencing real estate in 2024 is the gradual decline in interest rates. This trend is proving to be a long awaited break for prospective buyers who have been cautiously lingering on the fence. As interest rates begin to come down, the cost of borrowing becomes more attractive, providing a financial incentive for those considering homeownership.

Lower interest rates can stimulate the real estate market by encouraging potential buyers to take the plunge. The first half of 2024 is likely to witness an uptick in activity as buyers take advantage of the opportunity to lock in favorable mortgage rates compared to the close to 8% rates they saw just a few months ago. This initial uptick in demand, however, is met with a unique challenge.

Low Inventory, Stable Prices: A Delicate Balance

While buyers are becoming more active, the real estate market faces the persistent challenge of low inventory. A shortage of available homes for sale has been a prevailing theme in recent years, and 2024 appears to be no exception. The limited supply of homes is causing upward pressure on prices, contributing to a market environment where stability remains the norm.

In this balance between supply and demand, home prices are expected to maintain their current levels and rise at normal rates. The mixture of increased buyer interest and low inventory creates an environment where sellers may still enjoy a favorable position, while buyers may need to act swiftly to secure their desired properties.

The Second Half of 2024: A Surge in Activity

As we progress into the second half of 2024, industry experts predict a notable shift in the real estate landscape. Interest rates are anticipated to approach the 5% mark, prompting an uptick in buyer activity. The combination of relatively low interest rates and pent-up demand could lead to a more competitive market, where buyers may face increased competition for the available housing.

Buyers looking to enter the market or upgrade their homes are advised to monitor these evolving trends closely. The latter part of 2024 is expected to be a dynamic period, characterized by heightened activity, potentially impacting both the speed at which homes are sold and the competitiveness in the market.

Conclusion: Navigating Opportunities in 2024

As we venture into the new year, the real estate market is presenting a landscape rich with opportunities. The gradual decline in interest rates is drawing buyers into the market, while the persistent inventory shortage ensures stability in home prices. The second half of 2024 promises increased activity, urging both buyers and sellers to stay attuned to market dynamics and make informed decisions.

In this environment, flexibility and a proactive approach will be key for those navigating the 2024 real estate market. Whether you're a first-time homebuyer or a seasoned investor, staying informed and adapting to changing conditions will be crucial to making the most of the opportunities that lie ahead. We'll be here to guide you the whole time!

As the air gets colder and the days shorter, there's a magical feeling that envelops our homes during the Christmas holidays. While it's tempting to venture out into the cold, there's a special joy in creating cherished moments right in the comfort of our own homes. Here are some delightful activities to make your Christmas holiday memorable without stepping outside.

1. Deck the Halls: Begin by transforming your home into a festive haven. Gather the family and decorate the Christmas tree with ornaments collected over the years. Hang wreaths, string twinkling lights, and add pops of red and green throughout your living spaces. This collaborative effort will not only result in a beautifully decorated home but also create lasting memories.

2. Homemade Holiday Treats: The Christmas season is synonymous with delicious treats. Spend a day in the kitchen baking cookies, gingerbread houses, and other festive goodies. Get creative with shapes and decorations, and don't forget to indulge in the sweet aroma filling your home. Consider packaging some treats as homemade gifts for friends and neighbors too!

3. Family Movie Marathon: Create a cozy movie-watching nook with blankets and pillows. Pick a selection of your favorite holiday movies, from timeless classics to up to date remakes. Encourage family members to share their top picks, and take turns choosing which films to watch. This activity is perfect for winding down in the evenings and enjoying some quality time together.

4. Crafting Wonderland: Channel your inner artist with DIY Christmas crafts. Create personalized ornaments, wreaths, or even handmade Christmas cards. Engage the entire family in crafting unique decorations that reflect your personal style. These creations will not only adorn your home but also serve as mementos for years to come.

5. Holiday Game Night: Turn off the devices, gather around the table, and indulge in some old-fashioned fun. Board games, card games, and puzzles are perfect for bringing the family together. Consider incorporating a festive twist by selecting holiday-themed games or adding a competitive element with small prizes for the winners.

6. Festive Cooking: Explore new recipes and embrace the joy of holiday cooking. Plan a special Christmas Eve dinner or a festive brunch. Encourage family members to contribute their favorite dishes, making it a collaborative effort.

7. Virtual Gatherings: For those unable to physically join your celebrations, embrace technology to connect with loved ones virtually. Set up video calls to share the joy, exchange well-wishes, and even engage in virtual gift exchanges. This way, distance won't dampen the holiday spirit, and everyone can feel connected despite being miles apart.

8.  

This Christmas, savor the moments spent at home by creating a warm and inviting atmosphere. From festive decorations to homemade treats and quality time with loved ones, these activities will not only enhance your holiday experience but also create cherished memories that will last a lifetime. Embrace the magic of the season, and may your home be filled with joy, laughter, and the spirit of Christmas. Merry Christmas!

Living in a Homeowners' Association (HOA) community can offer a range of significant advantages that contribute to an overall improved quality of life. One of the most compelling benefits is the convenience of maintenance and access to amenities. HOAs typically take responsibility for the upkeep of common areas, including landscaping and trash collection. This means residents don't have to worry about the day-to-day chores that can come with homeownership, allowing them to enjoy well-maintained surroundings without the burden of individual upkeep. Furthermore, many HOA communities offer attractive amenities such as swimming pools, parks, fitness centers, and clubhouse facilities, which can significantly enhance your leisure and recreational options right within your neighborhood.

Another key advantage of HOA living is property value protection. HOAs enforce rules and guidelines governing property maintenance, appearance, and other aspects of homeownership. By ensuring that all homes meet these standards, the HOA helps maintain property values within the community. This commitment to preserving home values can be especially appealing for homeowners who see their property as a long-term investment.

Moreover, HOAs provide a structured mechanism for dispute resolution. In any community, conflicts may arise between neighbors. In an HOA community, there are established processes and a dedicated board to mediate and find fair solutions, preventing minor disagreements from escalating into major disputes. This can lead to a more harmonious living environment where residents feel supported and heard.

Community engagement is another noteworthy benefit of HOA living. Many HOA communities organize social events and activities throughout the year. These events, which can range from neighborhood picnics to holiday parties and sports tournaments, offer opportunities for residents to connect with their neighbors and build lasting friendships. This sense of belonging and camaraderie can enhance your overall living experience.

HOAs often establish rules that promote a standardized appearance within the community. While some homeowners might initially find these rules restrictive, they often result in a more visually appealing and cohesive neighborhood. The consistency in property appearance can contribute to a sense of pride in the community.

Lastly, living in an HOA community means that you share the responsibility for common area upkeep with your neighbors. This shared responsibility can reduce the burden on individual homeowners and create a sense of shared ownership for the community's well-being.

Furthermore, the regular HOA fees, while an additional expense, are typically invested in maintaining and improving the community's infrastructure. This long-term investment can lead to property appreciation, making your home a more valuable asset over time.

In conclusion, while HOA living may not be suitable for everyone and can come with its own set of rules and fees, the numerous advantages it offers, from convenience and property value protection to community engagement and enhanced security, make it an attractive option for those who prioritize a well-maintained, close-knit neighborhood with a focus on long-term property value preservation.

As the sun-drenched shores invite beachgoers to unwind and enjoy the beauty of the coastline, there's a reminder that nature's can disrupt the serenity. Hurricanes, with their powerful winds and rains, are a formidable force that demands respect and preparedness. Hurricane Idalia is forecasted to be a tropical storm by the time it reaches Myrtle Beach. Even so, below we’ve gone over a few things to keep in mind while preparing.

1. Stay Informed

Knowledge is your best defense when facing a hurricane. Stay updated on the weather forecast, pay attention to any alerts or warnings issued by local authorities, and follow their instructions promptly. Smartphone apps, local news channels, and weather websites can provide real-time information to help you make informed decisions.

2. Have a Plan

Have a comprehensive hurricane plan in place. This plan should outline how you'll communicate, where you'll seek shelter, and how you'll evacuate if necessary. Share this plan with your companions so that everyone is on the same page.

3. Pack an Emergency Kit

An emergency kit is your lifeline during a hurricane. Include essentials such as non-perishable food, bottled water, a first aid kit, medications, flashlight, batteries, a portable phone charger, important documents (ID, insurance papers, etc.), and any special items for infants or pets.

4. Follow Evacuation Orders

If local authorities issue evacuation orders, heed them without delay. Your safety is paramount, and staying behind could put your life at risk. Evacuation routes will be provided, so familiarize yourself with them in advance.

5. Stay Indoors and Away from the Beach

As the hurricane approaches, remain indoors and away from the beach. Even if the weather seems calm initially, hurricane conditions can escalate rapidly. Stay away from windows, doors, and low-lying areas prone to flooding.

6. Be Prepared for Power Outages

Hurricanes often result in power outages. Pack extra batteries for your devices, keep flashlights handy, and consider bringing board games or other forms of entertainment that don't require electricity.

While Hurricane Idalia is forecasted to be a tropical storm by the times it reaches our area, staying informed, having a solid plan, packing wisely, and adhering to local authorities' guidance, you can minimize risks and ensure a more secure experience. Remember, Mother Nature's power is awe-inspiring, and by respecting it, you can enjoy the beauty of the beach while staying prepared for the unexpected.

Keep in mind that the specific items and dates may vary depending on your location and the current year. It's always a good idea to check with your local government or tax authorities for the most accurate and up-to-date information.

• Clothing and Accessories:
• Clothing items such as shirts, pants, dresses, coats, jackets, etc.
• Hats, scarves, and belts.
• Footwear:
• Shoes, boots, sandals, sneakers, etc.
• School Supplies:
• Notebooks, pens, pencils, markers, crayons, etc.
• Binders, paper, calculators, and backpacks.
• Computers, Computer Equipment, and Software:
• Computers, laptops, tablets, and e-readers (up to a certain price limit).
• Computer peripherals like keyboards, mice, monitors, and printers.
• Software and operating systems.
• Bedding and Linens:
• Sheets, blankets, comforters, pillows, and towels.
• Bath Items:
• Bath towels, washcloths, shower curtains, etc.
• Home Appliances:
• Energy Star-rated appliances, such as refrigerators and washing machines.
• Sports Equipment:
• Athletic clothing and footwear.
• Sports equipment such as basketballs, soccer balls, and tennis rackets.
• Books:
• Textbooks, novels, non-fiction books, and reference materials.

Please keep in mind that there might be specific price limits for certain items during the tax-free weekend. Additionally, items not included in this list may not be eligible for the tax exemption. Always refer to the official information provided by the South Carolina Department of Revenue or relevant authorities to ensure you have accurate and up-to-date details about the tax-free weekend and eligible items.