Over the last 24 months, and particularly this year, there has been a sense of turbulence in the real estate market. But more than anything, I think there is uncertainty.
And in many cases, the inventory we're putting in front of buyers simply isn't living up to their expectations.
I've spent much of my summer working with buyers throughout Myrtle Beach and the Grand Strand, with budgets ranging from $250,000 to more than $3 million. Combined, I've shown more than 100 homes.
Some of those buyers have gone under contract. Some are still looking. Others are coming back into the pipeline.
But spending that much time inside homes with buyers has taught me a lot about how inventory is being positioned right now and what buyers are actually responding to.
What I'm Seeing at Different Price Points
At the more affordable price points, new construction is driving much of the market farther west.
There are a lot of options under $300,000, which means sellers competing in this range have to offer value. If a resale home is competing against a brand-new home at a similar price, buyers are going to compare everything.
At the same time, not all of that new construction works for every buyer. Some of these homes are simply too small for what many families need. That can create an opportunity for resale sellers, but only if the home is positioned correctly.
Once you move into the $500,000+ range, buyers have even more new construction to choose from, often with significant builder incentives.
If your home isn't priced correctly and doesn't offer enough value compared with those alternatives, it can be very difficult to sell.
What Luxury Buyers Are Looking For in Myrtle Beach and the Grand Strand
Then there is the $1 million+ market.
I've toured a number of homes in the $1 million to under $2 million range throughout the Myrtle Beach area that are coming to market for the first time, which is exciting because it introduces inventory buyers haven't seen before.
But I've also seen homes at this price point that need considerable updating, show signs of deferred maintenance, or simply feel heavily lived in.
The luxury buyers I've worked with in the low $1 million+ range have been particularly discerning. They aren't just buying square footage or an address.
They want homes that feel truly move-in ready and check most, if not all, of their boxes.
For sellers considering selling a luxury home in Myrtle Beach, this matters. At this price point, buyers are paying close attention to condition, presentation, location, and whether the home feels worth the asking price.
And really, buyers expect value at every price point.
I've shown homes this summer that offered tremendous value.
I've also shown homes that were simply overpriced.
My Message to Sellers
Here's the tough love.
This is not the market to test your price.
It's not the market to add extra “wiggle room” because you expect the buyer to negotiate you down.
And it's not the market for, “Let's put it out there and see what happens.”
If you truly need to sell, then position the home to sell.
If you don't need to sell, don't.
That's a conversation I'm having with sellers today.
Because even a slightly inflated price can matter when buyers have plenty of other options. Depending on your price range and location, homes aren't necessarily moving quickly, and buyers don't have to overlook things they might have overlooked in a different market.
Today's Buyers Are Paying Attention
Today's buyers are highly discerning.
They research. They look at the home's history. They compare properties. They notice condition. They notice how long a home has been sitting. They notice price reductions.
And when they have multiple choices, they're gravitating toward homes that offer the most value, are priced fairly, and require the least amount of work after closing.
That's why my advice to Myrtle Beach sellers thinking about selling, even if you're six months or a year away, is to start with a seller consultation.
Before you continue spending money on upgrades that may or may not give you a return, talk to your real estate agent about where your money is best spent.
Sometimes it isn't another renovation.
Sometimes it's maintenance.
Deep clean the house.
Work on the landscaping.
Fix the small repairs you've walked past every day thinking, I'll get to that tomorrow.
Pay attention to your major systems and mechanicals. Know their age and condition, keep up with routine maintenance, and address issues that need attention. Buyers will take those things into consideration, especially when they're comparing a resale home with new construction.
Take care of the deferred maintenance.
Because when the day comes that you're ready to put your home on the market, you want the house to be ready too.
In today's market, every detail matters.
And even after doing everything right, your home may still take time to sell. There are things no seller and no real estate agent can control.
But you can control how your property enters the market.
You can control its condition.
You can control its presentation.
And you can control whether the price reflects today's market or yesterday's expectations.
Today's market is one of a kind. Make sure you position your asset as such.
-Maria Mendoza
About the Writer
Maria Mendoza is a Myrtle Beach real estate agent, Certified Luxury Home Marketing Specialist, and team leader serving buyers and sellers throughout the Grand Strand. With more than a decade in real estate, she writes from the perspective of someone actively working inside the market, not simply observing it from the outside.
Her writing explores real estate, business, money, AI, personal growth, faith, leadership, and human behavior, drawing from the experiences that shape how she thinks, leads, and serves others.
