Myrtle Beach, SC single family and condo/townhome sales are strong! Single family homes and condo sales are up 30% and 33% versus 2009 and up 14% and 14% versus 2008. Lower prices are the key to all the activity in the real estate market in Myrtle Beach. The year to date median sales price for single family homes is $180K and for condos, the median sales price is $121K.

Myrtle Beach foreclosure inventory decreased from May which is also attributed to the lower prices. The percent of distressed/foreclosure or short sales remains steady at 30%.

Myrtle Beach Active Real Estate Inventory:

Single Family Residential 4,495

Condo/Townhomes          5,238

Closed Sales- Single Family Residential: 281 in June 2009(avg. price $264,165) VERSUS 413 in June 2010(avg. price $247,474)

Closed Sales- Condos:282 in June 2009(avg. price $166,811) VERSUS 298 in June 2010(avg. price $145,624)

The market is strong and with lower prices, buyers are taking advantage and purchasing primary homes,2nd homes, and investment properties. Myrtle Beach’s low taxes and low prices are very attractive for retirees from the North looking to escape harsh winters and taxes and even half backs from Florida looking to escape higher taxes and hurricanes. Myrtle Beach market is hot, hot, hot!!! View foreclosure properties at www.myrtlebeachrealestatetoday.com/ to find the perfect home for you!

More and more in today’s world we get jaded with the world around us. In the world of real estate, we hear about prices, commissions and sold signs, but it is rare when we truly get a moment to enjoy and appreciate what is the American Dream. This Dream was alive and well many years ago, the dream of home ownership, to have your own part of the greatest country on Earth. We recently helped to make that dream happen.

Pat Higgins was a lady who decided to retire by the beach and in the warm sun of Myrtle Beach, South Carolina. She like a lot of people, only had the dream of home ownership but never really thought it was a possibility. Her quote in a recent Sun News article sums it up perfectly. “I came down here with the intention of renting because I rented my whole life,” she said. “I thought it would never be possible for me to own a house and here I am. … I was able to buy for about the same price I could rent for and I thought why not.” It was so nice, being a part of a wonderful experience. So many times, we get caught up in our work, and daily routine it is nice when we get to sit back and truly enjoy our profession of making the American Dream come true. Visit our Web site at www.myrtlebeachrealestatetoday.com/ to see all the advantages of buying in Myrtle Beach including low taxes, golf, sunny weather, and what else but the beach.

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The Grand Strand is growing; in fact Horry County SC is one of the top 100 fastest growing counties in the nation.  Between 2000 and 2009, Horry County grew 34.2 percent. The city of Myrtle Beach itself grew 40.5 percent. Now more than ever is a great time to join the crowd and move to the beach. Why such growth in these areas in what is called a bad economy? Well, South Carolina offers a lot of incentives for retirees they have some of the best programs for retirees buying real estate and also low taxes. Plus, let’s not forget where else would you want to retire but in a warm climate with a golden mile of wonderful ocean.

                Now is the time to join the crowd. In the first half of 2010 home sales rose 32 percent and condo sales rose 38 percent.  This is in part due to low home and condo prices brought on by their being a number of foreclosures and short sales on the market. Now is definitely the time to come down and explore the market and find a deal on your dream home, second home, retirement home,  or investment property.

                Myrtle Beach will always be a wonderful place to live and vacation. Now more than ever is the time to have your place at the beach.

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Myrtle Beach is one of the top 100 fastest growing areas in the nation. Baby boomers are seeking placees to retire where taxes are low; there are many activities such as golf and boating and the beach, and with taxes as low as only $600.00 a year on a home costing $160,000, why not choose to live in Myrtle Beach, SC?

In the past year, cash buyers have more than doubled and topped 50% for many months. Many buyers are either selling investment properties or their primary home in other places and moving to Myrtle Beach, SC.

Despite the economy nationwide, many more people are still selling homes up North and headed south to the beach. This will really help Myrtle Beach to be even more stable as investment properties are being dominated and overtaken by primary residents. Last year in Builder magazine the Grand Strand Myrtle Beach area was named one of the top 15 most stable markets in the nation… it only looks brighter for the future!

Myrtle Beach, SC -RETIREMENT DESTINATION- is a place people choose- not a place they are relocated to because of a job. According to the President of the Myrtle Beach Chamber of Commerce Brad Dean” The Grand Strand is positioned for explosive growth.” When looking for the perfect retirement area and home, visit www.myrtlebeachrealestatetoday.com/.

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Myrtle Beach not only continues to grow in size and as a top destination for retirement and 2nd homes but also with wine vineyards. LaBelle Amie is located in Little River, SC and was the first vineyard in the area. Here you find 40 acres of vineyards and more than 20 types of wine. LA Belles has a wine tasting room where you can sample many wines before purchasing. They have all varities of wine for sale in the gift shop. Southern style wines have names such as “Spank me Pink” and “Bikini Blush.” There are a variety of music events held at the vineyard and most of the guests are tourists. Dont’ forget to pack up some sweet wine along with the sweet tea you will find in Myrtle Beach.

Local SC & NC Vineyards
Silver Coast Winery- Ocean Isle, NC
Grapeful Sisters Winery - Tabor City, NC
Hyman Vineyards- Conway, SC

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Yesterday a financial planner was consulting with one of our buyers interested in a home in a desirable neighborhood in Myrtle Beach, SC and she reiterated a key point and change with lending institutions regarding foreclosure inventory. Banks have been holding many foreclosures, getting them ready to sell, and releasing slowly so not to flood the market. However, Bank of America just announced they will change from releasing 7500 foreclosures a month to 45,000 (THIS IS HUGE, BUT THERE IS TIME TO REACT). In addition to the shadow inventory, also referenced as “black cloud” inventory, there are the other foreclosures banks are assuming daily.

In Myrtle Beach, SC and elsewhere, prices are not increasing anytime soon … but just the opposite due to the foreclosure inventory. I too have turned my head at the words “double dip recession” but the numbers are staggering. Foreclosures are selling because they are priced at 57% of a properties’ value (SHORT SALES ARE 87% OF PROPERTY VALUE ON AVG.). Therefore, it is only FACT that a home someone paid $300,000 for could be valued at $171,000… JUST A REALITY.

*Experts predict foreclosures WILL dominate the market until 2012 and recovery will begin in 2013.
*APPRAISERS ARE CHECKED BY LENDERS TO USE FORECLOSURES AS COMPARABLES -FORECLOSURES COULD BE COMPARABLE SALES FOR YOUR HOME/PROPERTY

HOW CAN WE SELL YOUR PROPERTY in Myrtle Beach REALIZING WHAT THE FUTURE MAY HOLD:
1. PRICE TO SELL… ALLOW SMALL ROOM FOR NEGOTIATION. (EX. PRICE AT $170,000 INSTEAD OF $200,000 IF YOU WOULD TAKE $165,000)
2. ADD A SELLER’S AGENCY BONUS, PAY BUYER’S CLOSING COSTS, BUY DOWN BUYER’S INTEREST RATES (WE HAVE TO GET CREATIVE); OFFER OWNER FINANCING, OFFER TO HOLD A 2ND MORTGAGE
3. MAKE YOUR PROPERTY EASY TO SHOW; KEEP IT CLEAN & CLUTTER FREE; LIGHT & BRIGHT

This info. is to help you prepare for the future. If you want to sell, prices are not predicted to improve for 3 years, so make the changes necessary to move forward. In Myrtle Beach prices have dropped 7.8% per sf & 23.8% on average over the past year.

Myrtle Beach currently has 4513 resales on the market and 561 in the pre-foreclosure or foreclosure process. Myrtle Beach home sales have decreased 63.8% over the past year. Want to sell… price to sell… want to buy… NOW IS THE TIME. For the folks who have saved and have money on hand, the future is yours. Search local properties for sale at www.myrtlebeachrealestatetoday.com/ for foreclosures & all properties in the area.

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Myrtle Beach, SC Real Estate market offers a variety of options from oceanfront condos to single family homes on acreage. When it comes to foreclosures in Myrtle Beach, new construction in Myrtle Beachhas to be priced competitively. In the past 3 months, 45% of the new homes to sell have been priced from the $130,000’s to $180,000’s in price.

Home Buyers need guidance when it comes to neighborhoods; floor plans/upgrades ; resale value, but how does quality get lost in the process? When buying a home, don’t you look at reliability, engineering, and construction or do these essential components somehow get lost as you decide among the floor plans and upgrades available? When building and not using a custom builder, are you comparing apples to apples? Many times this is hard to tell when you walk into a new home with upgrades in every direction- typically totaling over $100,000 minimum in upgrades. Of course, the 42 inch raised panel cabinets with dental molding and crown look beautiful; will the kitchen be the kitchen you are expecting if you don’t upgrade and settle for the 36 inch flat cabinets OR will they get lost in the 12 foot vaulted ceilings?

Aside from construction, tonight I went to compare Builder A with Builder B ( Both national companies). Here’s what I found after walking into homes under construction:

Builder A features                                            Builder B features
16 on Center Studs (Interior Walls)                           24 on center studs (Interior Walls)
Solid Window & Door Headers                                 Crippled Down Headers
Higher Quality Windows                                           Lower Quality Windows
12″ Overhangs                                                         6″ Overhangs

Somewhere along the way in the last section Of Neighborhood B, Builder B figured the savings of reducing the roof overhang by 6 inches… despite the disadvantages and water issues the additional overhang might prevent in the future. On the base price, Builder A and B are comparable. However, Builder A uses Hardi Plank siding and Builder B used vinyl siding. Hardi Plank is less expensive than brick BUT more expensive than vinyl and also provides a higher R (insulation) factor, so the homeowner will have lower energy costs. Builder A’s home was closed and protected from the rains while Builder B’s home had standing water from the rain occuring. The grading and dirt on Builder A’s home was also superior.

These are just a few notes of differences on homes that can look the same on the surface when new.  When looking for a home and building- even if it’s not custom, look for the differences or have a qualified professional to assist you with the home buying process. Afterall, this is your home. Don’t let the county zoning codes determine the standard when for the same price, you can get a well-built home that is above the minimum  standards for the same price AND maybe less if you have an experienced Realtor working for you?

New Construction sites have representation by the on-site agents. Having an experienced agent to represent you is FREE to you. This is paid by the buyer, so it is so important that you have someone protecting your decisions and providing you with options as  you make one of the most important investments in your life. In this case, having a Realtor who has the CSP designation indicates training in new construction. Don’t make the mistake of thinking you are represented when walking into a new construction site. This is where you need a professional on your side! Visit www.myrtlebeachrealestatetoday.com/ for more details on different areas and to search for homes in Myrtle Beach, South Carolina and the surrounding areas.

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Arrowhead- Myrtle Beach, SC Fabulous New Listing Shows like a Model

Relax & come home to all the upgrades & enjoyment of a fabulous golf course & lake lot view overlooking Arrowhead Golf Course. Located in Starpoint section of Arrowhead, this home has a large, extensively landscaped lawn w/irrigation system, landscape lighting, & enclosed screened-in porch with floor to ceiling windows to open & close at your leisure. Upgrades in every corner & well maintained- this is a rare find! Warm & inviting the great room,kitchen,breakfast nook, & formal dining all feature gorgeous golf course views along with the warmth of genuine hardwood flooring & a gas fireplace with detailed trimfrom top to bottom. 12 foot tray ceilings; upgraded lighting;elegant columns in kitchen & living areas are certain to set your home apart from all others.Kitchen features vaulted ceilings, custom tile backsplash, upgraded cabinetry & trim, roll out shelving, smooth top range, breakfast bar & breakfast nook. Split bedroom place; French doors leading to office/bedroom area; & large master suite, bathroom, & walk-in closet. Spacious master suite has custom tile, gardentub, double vanity, custom shower w/ clear glass upgrade, raised vanity cabinetry, & a water closet. Enjoy late nights overlooking the stars on the lake - doorleading from the master suite to the porch. Oversized 3 car garage with workshop area & 3rd bay along with garage privacy screen make this a great work area or entertaining area. Immaculate & better than new because all the work & upgrades that set this home apart from others is in place & waiting for you to move in! Spectular upgrades & breathtaking golf & lake views will provide many years of relaxation & enjoyment in your home! Community pool, play area, & tennis courts with low HOA dues… what a wonderful place to call Home. One Year Home Warranty also included.

For more properties in Myrtle Beach South Carolina, visit http://myrtlebeachrealestatetoday.com/

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Luxury Oceanfront Condos - Myrtle Beach, SC

Luxury oceanfront condos in Myrtle Beach, SC are selling.  One of Myrtle Beach’s most desirable buildings, Island Vista, located in the Golden Mile and among residential homes in the millions Currently there are 26 units listed for sale at Island Vista:
-4 One Bedroom Oceanfront Units
-9 Two Bedroom Oceanfront Units
-7 Three Bedroom Oceanfront Units
-6 Four Bedroom Oceanfront Units
Over the past month, one 3 bedroom unit has sold. Currently, a three bedroom unit is Under Contract.
Island Vista is a great buy for investors because the building is newer and the 3 bedroom unit averages approximately $50,000 a year gross rental income. Island Vista hasn’t had any foreclosures in the building… that is strong! Buyers love this building for it’s great rental history and if you are buying now, you can get a 3 bedroom that would have previously cost over $800,000 in the $400,000’s. Great time to make your dreams come true and own at Island Vista - one of Myrtle Beach’s premiere luxury resorts. To view more oceanfront condos for sale, visit  Myrtle Beach Condos online.

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Myrtle Beach Real Estate- JUST LISTED

Myrtle Beach’s MOST Luxurious PENTHOUSE end unit located in the prestigious Golden Mile -the finest in Myrtle Beach real estate. Interior features tray ceilings; tile kitchen,baths, & foyer, granite countertops in kitchen & bath. Master suite with door to large balcony also has a separate jacuzzi tub & shower & double vanity to pamper yourself. Large kitchen open to dining & living areas with spectacular ocean views. Oversized balcony is hard to find like this! Each bedroom has it’s own private bath & tv. Full size washer &dryer. Everything you need to enjoy the beautiful ocean- exquisite onsite restaurant, full-size veranda; 3 indoor & outdoor pools & jacuzzis; tiki deck & bar;tanning lawn; fitness center; & a beautiful inviting lobby area. Enjoy the finest- location; amenities; decor; & view… FABULOUS BUILDING YOU WILL LOVE!!!!

Myrtle Beach’s Island Vista has the best rentals, and families keep coming year after year to enjoy the indoor and outdoor pools; tiki bar; & luxurious rooms.  The average rental income for a 3 bedroom oceanfront in Myrtle Beach’s Island Vista is $50,000 a year…. aside from the beauty, this is another reason to put your feet in the sand at Island Vista in Myrtle Beach, SC. Search for thousands of properties in Myrtle Beach, SC -where the beach  & golf can be a lifestyle!!!!

Myrtle Beach Real Estate-Island Vista

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