10/05/2026
COASTAL CAROLINA REAL ESTATE UPDATE
There’s a lot happening in real estate right now, and if you’re thinking about buying or selling along the Carolina coast, here’s what I think you need to know.
Myrtle Beach: Buyers currently have more negotiating room. Homes are taking longer to sell, and we’re seeing opportunities on properties that have been sitting on the market, had price reductions, or are competing with new construction.
North Myrtle Beach: Inventory is up and homes are taking longer to sell. But remember, a condo, a Cherry Grove channel home, and a true Intracoastal property are three completely different markets.
Little River: This continues to be an area I’m watching closely. Buyers can often get considerably more for their money while still being minutes from Cherry Grove, the beach, waterfront restaurants, golf, and the Intracoastal Waterway.
Brunswick County: Growth continues. A proposed development near Leland with as many as 749 homes is headed to a Planning Board hearing, and new construction remains a major part of the market. If you’re selling a resale home in Brunswick County, knowing what nearby builders are offering is becoming just as important as knowing your resale comps.
And then there are mortgage rates.
Rates recently moved above 7%, which means buyers are paying much more attention to the total monthly payment.
That’s why I’m telling buyers: Don’t negotiate only the price.
Seller-paid closing costs, rate assistance, builder incentives, insurance costs, HOA fees, and the permanent monthly payment can sometimes matter more than getting another $10,000 knocked off the purchase price.
And for my waterfront and boating buyers, please remember this:
🌊 Not all waterfront is created equal.
A beautiful water view does not necessarily mean a great boating property.
Before paying a waterfront premium, I want to know:
• Is the dock permitted?
• What’s the water depth at low tide?
• What size boat will the lift handle?
• Are there fixed bridges?
• How long is the actual run to the inlet?
• What does flood and wind insurance cost?
• Does the boat slip actually convey with the property?
Whether you’re buying, selling, relocating, looking at new construction, or searching for that perfect place on the water, my job isn’t just to open the door. It’s to help you understand what you’re actually buying and whether the numbers make sense.
If you’re curious about your home’s value or want to know where I’m seeing opportunities right now, send me a message. I’d be happy to sit down with you and go over your options.
Scotty Carpenter
Southern Legacy Team
Realty ONE Group Dockside
📞 843-778-2876
