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Serving Myrtle Beach

Mortgage Broker in Myrtle Beach, SC

Buying around Myrtle Beach means separating primary-residence plans from second-home and investment goals early. Oceanfront condos, Market Common, Carolina Forest, and inland growth toward Conway each carry different insurance, HOA, and occupancy questions. Tourism shapes rental demand in many pockets, which changes underwriting when the purchase is not your main home. I will map program fit, cash to close, and flood or condo watchouts before you tour.

Coastal Grand Strand purchases often bring flood insurance, HOA, condo approval, and occupancy-type questions. Primary residence, second home, and investment (including DSCR) follow different rules. I flag those early so they do not surprise you mid-contract.

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Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated August 2026

Quick answer

Who can help me get a mortgage in Myrtle Beach, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Myrtle Beach buyers through NEXA Mortgage, with access to 300+ lenders. In Horry County, the 2026 conforming loan limit is $832,750 and the FHA limit is $541,287. Many buyers can put as little as 3% down on a conventional loan, 3.5% on FHA, or 0% with VA or USDA where eligible.

Market Snapshot

Myrtle Beach housing market, at a glance.

Last updated: August 2026

Median Sale Price
$258,000
Median Days on Market
121

Typical range: inland and Conway-adjacent options on the more attainable end, oceanfront condo and golf-community premiums on the higher end.

Source: Redfin

Market figures are estimates from public data as of the date shown and change over time.

Loan programs

Loan Programs That Work in Myrtle Beach

Here is how the main programs look against local prices, then we match the right one to your file on a Mortgage Strategy Session.

Program eligibility, guidelines, and pricing are set by the applicable investor, agency, or program and are subject to change without notice. Not all applicants will qualify. This information is for educational purposes only and is not a commitment to lend.

2026 Loan Limits

Horry County

Limit type Single-family
Conforming limit $832,750
FHA limit $541,287
Cash to close

Lowering your cash to close

On a $258,000 purchase, FHA 3.5% is about $9,030 and conventional 3% is about $7,740 for eligible primary residences. Second-home and investment purchases usually need more cash down. Closing costs typically run 2 to 5% (about $5,160 to $12,900 on the median). Budget for flood insurance and HOA dues where they apply.

First-time & assistance

Local assistance paths buyers ask about in Myrtle Beach

Programs change. On a Mortgage Strategy Session we check what may fit your income, purchase price, and county, without treating any program as a guarantee.

  • Chenoa Fund (FHA down payment assistance)

    The Chenoa Fund, from CBC Mortgage Agency, is the down payment assistance I can place. It pairs an FHA 30-year fixed first mortgage with a second mortgage for 3.5% or 5% of the sales price or appraised value, whichever is less. The forgivable option has 0% interest and no monthly payment and is forgiven after three years of on-time payments on the FHA loan. The repayable option is a 10-year second mortgage with a monthly payment. There are no income limits and no first-time buyer requirement, but the home must be your primary residence (1 to 2 units), and credit and underwriting requirements apply. In South Carolina, the minimum assistance amount is $5,000. Refinancing the FHA loan during the first three years can cancel the forgiveness, so it suits buyers who plan to keep the loan at least that long. For a Myrtle Beach purchase, I compare it with a standard FHA loan and other low-down options. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.

    Learn more →

  • Palmetto Home Advantage (SC Housing)

    SC Housing's Palmetto Home Advantage offers forgivable down payment assistance of 0%, 3%, or 4% of the loan amount with no monthly payment, paired with conventional, FHA, VA, or USDA financing. It is open to first-time, move-up, and repeat buyers in all 46 counties, with a 640 minimum credit score, no sales price limit, and a statewide income limit. The assistance is a 10-year forgivable second mortgage (not a grant), so it is repaid if you sell, refinance, or move out before it is forgiven. State housing agency programs like this are offered only through participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending it for your Myrtle Beach purchase, so treat it as an option to ask about rather than a promise. It applies only to a primary residence, so second-home and investment purchases follow different paths.

    Learn more →
Neighborhoods

Myrtle Beach neighborhoods, and how financing often fits

Mortgage lending is not one-size-fits-all across Myrtle Beach. Price bands, condo rules, flood zones, and buyer profiles change by pocket. Use this as orientation, then we match a program to your file.

  • Oceanfront condo corridor

    Tourism-influenced, high-rise and mid-rise coastal.

    Oceanfront and near-ocean condos are the Grand Strand's most visible product type. Financing often hinges on condo project approval, HOA financials, rental caps, and occupancy type. Primary-residence buyers should compare dues and insurance against an inland single-family payment. Investment and second-home guidelines apply when the unit will not be your main home.

    Price band
    Wide range; oceanfront premiums sit well above inland medians.
    Loan fit (educational)
    Depends heavily on occupancy and project approval. Confirm condo eligibility early.

    Watchouts: Flood and wind insurance, HOA litigation, special assessments, and short-term rental rules.

  • Market Common

    Planned, walkable, and amenity-oriented.

    Market Common mixes townhomes, condos, and walkable retail with a planned-community feel. HOA documents and dues are part of ownership here. Pricing reflects location convenience and newer stock. Financing follows primary, second-home, or investment rules based on how you will use the property.

    Price band
    Often near or above inland Myrtle Beach averages.
    Loan fit (educational)
    Conventional is common on approved projects. FHA when primary occupancy and project rules allow.

    Watchouts: HOA health, rental restrictions, and insurance requirements deserve a full read.

  • Carolina Forest

    Suburban, family-oriented, and inland from the strand.

    Carolina Forest is a frequent choice for primary-residence buyers seeking single-family homes and planned amenities inland from the beach. Prices can sit closer to attainable bands than oceanfront product. HOAs appear in many communities. A clear payment target, including dues, keeps comparisons with Socastee and Conway grounded.

    Price band
    Often nearer the metro median than oceanfront premiums.
    Loan fit (educational)
    FHA, conventional, and VA are frequently discussed for primary homes.

    Watchouts: HOA fees and any flood or drainage questions at the parcel level.

  • North Myrtle Beach

    Beach-town residential with tourism influence.

    North Myrtle mixes beach-adjacent living with a distinct town identity and a wide range of condos and single-family homes. Occupancy type drives program choice as much as list price. Seasonal rental patterns are common in parts of the area. Educational planning on insurance and HOA rules should happen before you write a strong offer.

    Price band
    Wide range from inland entries to beach-adjacent premiums.
    Loan fit (educational)
    Primary-residence conventional, FHA, or VA when eligible; investment or second-home rules otherwise.

    Watchouts: Flood insurance, condo approval, and short-term rental ordinances.

  • Garden City and Murrells Inlet adjacent

    Coastal-adjacent with fishing-village and beach pockets.

    Garden City and Murrells Inlet-adjacent addresses attract buyers who want coastal lifestyle with a slightly different pace than the main Myrtle strip. Marsh, flood, and insurance questions still apply at the parcel level. Second-home and investment purchases are common. Clarify occupancy before choosing a loan path.

    Price band
    Often premium relative to inland Horry options.
    Loan fit (educational)
    Depends on occupancy. Conventional is typical; investment structures when rent is the plan.

    Watchouts: Flood zones, wind coverage, and HOA or condo documents on attached products.

  • Socastee

    Practical residential with varied housing ages.

    Socastee remains a practical entry for many primary-residence buyers who want Grand Strand access without oceanfront pricing. Housing stock mixes older single-family homes with newer subdivisions. Condition and appraisal standards deserve attention on lower-priced listings. Pair a realistic repair budget with the right loan program.

    Price band
    Often among the more attainable local bands.
    Loan fit (educational)
    FHA and conventional low-down options are frequently a fit for primary residences.

    Watchouts: Older homes may need repairs that affect FHA or VA minimum property standards.

  • Conway-adjacent

    Inland suburban and small-city adjacent.

    Conway and nearby inland addresses attract buyers seeking more house for the money while staying in the Horry County orbit. Newer subdivisions and older downtown Conway stock create different price bands. Financing is usually a standard primary-residence file. Cross-town comparisons only work when cash to close is already clear.

    Price band
    Often more attainable than beach-corridor premiums.
    Loan fit (educational)
    FHA, conventional, and VA are commonly discussed. USDA may apply on some eligible addresses.

  • Golf communities

    Amenity-rich, planned, and lifestyle-oriented.

    Golf and amenity communities across the Grand Strand often include HOA dues, design standards, and a mix of primary, second-home, and investment owners. Loan sizing should include dues and insurance, not only principal and interest. Occupancy type must be stated clearly up front. Educational review of HOA and rental rules beats surprises after contract.

    Price band
    Wide range; many sit above simpler inland single-family options.
    Loan fit (educational)
    Conventional is common. Program choice follows occupancy and price.

    Watchouts: HOA covenants, special assessments, flood where applicable, and rental restrictions.

Buying in SC

A quick note on closing in South Carolina.

In South Carolina, a licensed attorney must supervise your closing, even when a title company handles parts of the process. The state deed recording fee is $1.85 per $500 of value ($1.30 state and $0.55 county), and the law makes the seller primarily responsible for it. After you move in, apply with the county assessor for the 4% legal residence ratio on your primary home, because homes that do not apply are taxed at 6%. I stay in touch with your closing attorney so nothing slips, and your attorney confirms exact fees.

See all South Carolina markets →

Local questions

Buying in Myrtle Beach, answered straight.

  • How much do I need for a down payment in Myrtle Beach?

    On the $258,000 median, about $9,030 with FHA (3.5%) or $7,740 with a 3%-down conventional loan for eligible primary residences. Second-home and investment purchases usually require more cash down. VA can be $0 down for eligible primary-residence buyers.

  • Do I need flood insurance in Myrtle Beach?

    If the home is in a FEMA Special Flood Hazard Area and you have a mortgage, yes. Coastal and marsh-adjacent parcels deserve an insurance quote before you finalize your budget.

  • Can I buy a condo as an investment or second home?

    Often yes, but condo project approval, HOA rules, and occupancy type all matter. Investment and second-home guidelines differ from a primary residence. We review those educationally before you tour.

  • What is DSCR and when does it come up here?

    DSCR loans qualify using the property's rental income rather than personal W-2 income. They come up often on Grand Strand investment purchases, not on typical primary-residence files.

  • What is a non-warrantable condo, and why does it matter in Myrtle Beach?

    It is a condo project that does not meet Fannie Mae or Freddie Mac guidelines, often because of heavy short-term rental use, hotel-style operations (condotels), pending litigation, or thin reserves. Many oceanfront towers fall into this category, which rules out standard conventional loans and usually means a larger down payment through a portfolio or non-QM lender. I check project status before you write an offer.

  • Can I use an FHA loan on a Myrtle Beach condo?

    Only if the project is FHA-approved (or qualifies for single-unit approval) and you will live there as your primary residence. Many resort-style buildings are not approved, so the building matters as much as the unit. The 2026 FHA limit in Horry County is $541,287.

  • Why is insurance so important on Grand Strand purchases?

    Wind and flood coverage can add a large amount to the monthly payment near the ocean. Condo buyers also need to understand the association's master policy and deductibles, and some coastal homes need wind coverage through South Carolina's wind and hail pool. Get quotes on the exact address before you set a budget.

  • How are second homes taxed in Horry County compared with a primary home?

    A second home or rental is assessed at 6% of fair market value, while an approved primary residence is assessed at 4% and is exempt from school operating millage. That difference can be significant on a beach purchase. Apply with the Horry County Assessor if it will be your legal residence, and confirm estimates with that office.

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Call (480) 636-6573 · Text Keith

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Let's talk through your Myrtle Beach options.

One free Mortgage Strategy Session. Your options, your numbers, your next step.

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Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity

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