Myrtle Beach SC Demographics & Housing Data 2026
Myrtle Beach is a coastal city in Horry County, South Carolina (Horry County), serving as the hub of the Grand Strand — a 60-mile stretch of Atlantic coastline that draws approximately 20 million visitors annually. With a permanent resident population of roughly 35,600, Myrtle Beach functions as the economic and cultural center of the Myrtle Beach-Conway-North Myrtle Beach metropolitan statistical area, which encompasses over 500,000 residents. According to the U.S. Census Bureau, the metro area has ranked among the fastest-growing in the nation since 2020, with population growth exceeding 3.5% annually.
Key Takeaways
Myrtle Beach's permanent population of 35,600 has grown 18% since 2020, making it one of South Carolina's fastest-expanding cities
Median home price stands at approximately $295,000, reflecting strong demand from retirees and second-home buyers
The market sees roughly 1,400 residential transactions annually, creating substantial farming opportunity
Nearly 42% of buyers are relocating from out of state, primarily from the Northeast and Midwest
Commission rates average 5.4%, with vacation and investment properties often commanding higher total compensation
Population and Demographic Fundamentals
Myrtle Beach's demographic profile differs markedly from typical South Carolina communities due to its resort economy and strong retiree migration patterns. According to the U.S. Census Bureau's American Community Survey, the city's age distribution skews significantly older than state and national averages.
What is the average age of Myrtle Beach residents? According to Census data, the median age in Myrtle Beach is 42.5 years, substantially higher than the South Carolina median of 39.8 and the national median of 38.9. This age skew reflects the community's popularity as a retirement destination.
| Demographic Indicator | Myrtle Beach | Horry County | South Carolina |
|---|---|---|---|
| Population (2025 est.) | 35,600 | 380,000 | 5,370,000 |
| Median Age | 42.5 | 43.1 | 39.8 |
| Median Household Income | $42,800 | $52,300 | $59,300 |
| Population Growth (2020-2025) | 18.2% | 22.5% | 7.8% |
| College Educated (25+) | 28.4% | 26.8% | 29.5% |
| Veterans | 12.8% | 13.2% | 8.4% |
According to the Myrtle Beach Area Chamber of Commerce, the metro area added approximately 80 new residents per day in 2024-2025, with the majority settling in unincorporated Horry County and surrounding communities like Conway, Surfside Beach, and North Myrtle Beach.
Myrtle Beach's explosive population growth creates a dynamic farming environment where new resident outreach is just as important as established homeowner marketing. Agents using US Tech Automations can automate welcome sequences for new movers while maintaining consistent contact with long-term residents.
Age Distribution and Household Composition
The age distribution in Myrtle Beach creates distinct marketing segments that farming agents must address with tailored messaging. According to the Census Bureau, the city has a bimodal age distribution — young service workers in the tourism industry and retirees who have relocated permanently.
| Age Group | Percentage | Key Housing Need |
|---|---|---|
| 18-24 | 9.8% | Rental/roommate |
| 25-34 | 14.2% | First-time purchase |
| 35-44 | 13.5% | Family/move-up |
| 45-54 | 14.8% | Second home/investment |
| 55-64 | 18.5% | Pre-retirement/downsize |
| 65-74 | 17.8% | Active retirement |
| 75+ | 11.4% | Assisted/maintenance-free |
How does the retirement population affect Myrtle Beach real estate? According to the National Association of Home Builders, communities with 25%+ population aged 55 and older experience elevated demand for single-story homes, low-maintenance properties, and communities with HOA-managed amenities. Myrtle Beach's 47.7% population share in the 55+ bracket directly drives this demand pattern.
According to AARP's migration tracking data, Myrtle Beach consistently ranks among the top 10 relocation destinations for retirees nationwide, with affordability, mild winters, and beach access cited as primary motivators.
| Household Type | Percentage | Avg Income |
|---|---|---|
| Single-Person | 34.2% | $32,500 |
| Married, No Children | 28.5% | $62,000 |
| Family with Children | 18.8% | $55,800 |
| Roommate/Shared | 10.2% | $38,000 |
| Multi-Generational | 8.3% | $71,500 |
Housing Market Overview
The Myrtle Beach housing market reflects the area's dual identity as both a permanent residential community and a major vacation destination. According to the Coastal Carolinas Association of REALTORS (CCAR), the Grand Strand recorded over 12,500 residential closings in 2025, with Myrtle Beach city limits accounting for approximately 1,400 of those transactions.
| Housing Metric | Myrtle Beach | Grand Strand | South Carolina |
|---|---|---|---|
| Median Home Price | $295,000 | $320,000 | $310,000 |
| Median Condo Price | $185,000 | $210,000 | N/A |
| Avg Days on Market | 42 | 38 | 35 |
| Annual Transactions | ~1,400 | 12,500+ | 95,000+ |
| Price Per Sq Ft | $195 | $205 | $182 |
| Inventory (Months) | 3.8 | 3.5 | 3.1 |
According to Realtor.com, Myrtle Beach's housing inventory has increased modestly from pandemic-era lows, moving from 1.8 months of supply in 2022 to 3.8 months in early 2026. This shift toward equilibrium benefits farming agents who can help both buyers and sellers navigate a more balanced market.
What types of homes are most common in Myrtle Beach? According to the Horry County Assessor's office, condominiums represent the largest single housing type within Myrtle Beach city limits, reflecting the community's resort heritage. Single-family detached homes dominate in residential neighborhoods away from the oceanfront.
| Property Type | Percentage | Median Price | Annual Sales |
|---|---|---|---|
| Condo/Townhome | 45% | $185,000 | 630 |
| Single-Family Detached | 35% | $365,000 | 490 |
| Multi-Family (2-4 units) | 8% | $425,000 | 112 |
| Manufactured Home | 7% | $115,000 | 98 |
| Vacant Land | 5% | $95,000 | 70 |
The Myrtle Beach condo market operates on different dynamics than the single-family segment, with seasonal rental income potential driving investment decisions. According to vacation rental data from VRBO, oceanfront condos in Myrtle Beach can generate $25,000-$45,000 in annual gross rental income.
Migration Patterns and Origin Markets
Understanding where Myrtle Beach's new residents come from is critical for agents targeting relocation buyers. According to United Van Lines' annual migration study and USPS change-of-address data, the Grand Strand draws heavily from the Northeast and Midwest.
| Origin Region | Share of Relocators | Avg Budget | Primary Motivation |
|---|---|---|---|
| Northeast (NY, NJ, CT, PA) | 32% | $325,000 | Tax savings/climate |
| Midwest (OH, MI, IL, IN) | 22% | $275,000 | Cost of living |
| Mid-Atlantic (VA, MD, DC) | 15% | $310,000 | Retirement/beach |
| Southeast (NC, GA, FL) | 18% | $290,000 | Proximity/family |
| Other | 13% | $280,000 | Various |
According to SmartAsset's tax calculator, a household earning $75,000 annually saves approximately $3,800 in state income taxes by relocating from New York to South Carolina. This tax advantage is a powerful talking point for farming agents marketing to out-of-state prospects.
The US Tech Automations platform enables agents to build and manage separate marketing funnels for local and relocation buyers, with automated drip campaigns customized by origin market and buyer motivation. This segmentation ensures prospects receive relevant content rather than generic outreach.
Income and Employment Demographics
Myrtle Beach's economy is heavily weighted toward tourism, hospitality, and healthcare, creating an income distribution that differs from more diversified metro areas. According to the Bureau of Labor Statistics, the Myrtle Beach MSA's largest employment sectors include:
| Employment Sector | Workers | Avg Annual Wage |
|---|---|---|
| Accommodation/Food Service | 42,500 | $28,800 |
| Retail Trade | 22,300 | $31,200 |
| Healthcare/Social Services | 18,700 | $52,400 |
| Construction | 14,200 | $44,800 |
| Real Estate/Rentals | 8,500 | $48,600 |
| Education | 7,800 | $42,300 |
| Government | 6,200 | $46,500 |
How does income affect homebuying in Myrtle Beach? According to the National Association of REALTORS, the median Myrtle Beach household income of $42,800 supports a maximum home purchase of approximately $190,000 using standard 28% debt-to-income guidelines. The gap between local purchasing power and median home prices is bridged by retiree equity transfers and out-of-state buyer budgets.
According to the Myrtle Beach Area Chamber of Commerce, the metro area has actively diversified its economic base, attracting technology and professional services firms that pay above-market wages. This economic evolution is gradually shifting the demographic profile toward higher-income permanent residents.
Farming Strategy for Myrtle Beach Demographics
Given Myrtle Beach's unique demographic composition, farming strategies must be adapted to address multiple buyer personas simultaneously. According to coaching firm Buffini & Company, demographic-targeted farming produces 28% more listing appointments than generic geographic farming.
How do I farm the relocation buyer segment in Myrtle Beach? Relocation buyers typically begin their search 6-12 months before moving, according to NAR's buyer survey. Agents who capture this segment early through targeted digital content and automated nurture sequences gain a significant competitive advantage.
Competitor Platform Comparison for Myrtle Beach Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss |
|---|---|---|---|---|
| Relocation Buyer Funnels | Yes | Limited | Yes | No |
| Demographic Segmentation | Yes | Yes | Limited | Limited |
| Condo vs SFH Campaign Split | Yes | No | No | No |
| Seasonal Rental ROI Tools | Yes | No | No | No |
| Out-of-State Lead Nurture | Yes | Limited | Yes | Yes |
| Automated Market Reports | Yes | Yes | No | No |
| Starting Monthly Price | $149 | $499 | $1,000+ | $69 |
| Multi-Segment Campaigns | Unlimited | 3 | 2 | 5 |
US Tech Automations provides the most comprehensive farming toolkit for resort markets like Myrtle Beach, with purpose-built features for managing multiple buyer segments and property types within a single platform.
How to Farm Myrtle Beach Using Demographic Data
Segment your farm by buyer persona. Divide your target area into distinct campaigns: retirees, first-time buyers, investors, and second-home seekers. Each segment requires different messaging and timing.
Build origin-market landing pages. Create dedicated web pages targeting relocators from top feeder states (New York, New Jersey, Ohio, Pennsylvania). Use SEO-optimized content about tax savings, climate, and lifestyle to capture search traffic.
Analyze condo versus single-family dynamics. According to CCAR data, condo and single-family markets in Myrtle Beach often move independently. Track both segments separately in your US Tech Automations dashboard.
Develop seasonal marketing calendars. Align campaigns with Myrtle Beach's tourism calendar — many vacation visitors become buyers. Ramp up investor-focused content before peak rental season (May-September).
Create retirement-focused content. Publish guides addressing Medicare-friendly healthcare systems, social clubs, golf communities, and age-restricted neighborhoods. According to AARP research, 68% of retirees research a community online for 3+ months before visiting.
Partner with relocation companies. Connect with corporate relocation services and out-of-state real estate agents for referral partnerships. Track all referral sources in your CRM for ROI measurement.
Leverage property tax comparisons. Build marketing collateral showing tax savings from relocating to South Carolina from high-tax states. According to the Tax Foundation, South Carolina's effective property tax rate of 0.56% ranks among the lowest in the Southeast.
Implement automated listing alerts. Set up custom MLS alert automations through US Tech Automations for each buyer segment, ensuring prospects receive properties matching their specific criteria.
Host virtual community tours. Create video content showcasing Myrtle Beach neighborhoods for out-of-state prospects. According to NAR, 97% of homebuyers use the internet in their search, and video content generates 4x more engagement than static listings.
Monitor demographic shifts quarterly. Review Census data releases, building permit activity, and school enrollment figures to identify emerging demographic trends that may affect your farming strategy.
Market Accessibility and Affordability Analysis
According to the National Association of Home Builders' Housing Opportunity Index, the Myrtle Beach metro area rates as "moderately affordable" nationally, though affordability varies dramatically by property type and location.
| Affordability Metric | Myrtle Beach | South Carolina | National |
|---|---|---|---|
| Housing Affordability Index | 82 | 88 | 75 |
| Price-to-Income Ratio | 6.9:1 | 5.2:1 | 5.5:1 |
| Mortgage Payment (Median Home) | $1,920/mo | $2,010/mo | $2,280/mo |
| Down Payment (10%) | $29,500 | $31,000 | $42,500 |
| % Income for Housing | 38% | 31% | 34% |
Is Myrtle Beach affordable for first-time buyers? According to the South Carolina State Housing Finance and Development Authority, first-time buyers in Horry County can access down payment assistance programs of up to $10,000 through the Palmetto Home Advantage program, which helps bridge the affordability gap for local workers.
Frequently Asked Questions
What is the population of Myrtle Beach, SC in 2026?
The permanent resident population of Myrtle Beach is approximately 35,600 as of 2026, according to Census Bureau estimates. The broader Myrtle Beach-Conway-North Myrtle Beach MSA encompasses over 500,000 residents.
What is the median household income in Myrtle Beach?
According to the U.S. Census Bureau's American Community Survey, the median household income in Myrtle Beach is approximately $42,800, which is lower than both the state median of $59,300 and the national median of $74,500. This reflects the tourism-driven economy's concentration of service sector employment.
How fast is Myrtle Beach growing?
The Myrtle Beach metro area has grown at approximately 3.5% annually since 2020, according to Census Bureau data. This ranks it among the top 10 fastest-growing metro areas in the United States by percentage growth.
What percentage of Myrtle Beach homes are investment properties?
According to the Coastal Carolinas Association of REALTORS, approximately 30-35% of residential purchases in the Myrtle Beach area are classified as investment or second-home transactions. This percentage climbs to over 50% for oceanfront condominiums.
Where do most Myrtle Beach transplants come from?
According to USPS change-of-address data and United Van Lines migration studies, the largest share of Myrtle Beach relocators come from the Northeast (New York, New Jersey, Connecticut, Pennsylvania), followed by the Midwest (Ohio, Michigan, Illinois).
What are the best neighborhoods for families in Myrtle Beach?
According to local real estate professionals and school rating data from Niche.com, the Carolina Forest area, Market Common district, and Grande Dunes community offer the strongest combination of family-friendly amenities, school quality, and home values.
How does Myrtle Beach compare to nearby communities for retirement?
Myrtle Beach offers the most amenity-rich environment, while nearby Pawleys Island and Surfside Beach provide quieter, more residential retirement settings. According to U.S. News & World Report, the Myrtle Beach area ranks among the top 25 retirement destinations in the Southeast.
Education and School Demographics
School quality significantly influences buyer decisions for Myrtle Beach's family segment. According to Niche.com and the South Carolina Department of Education, the Horry County School District serves over 48,000 students across the metro area, with several schools earning above-average ratings.
| School Zone | Rating | Avg Home Price in Zone | Key Feature |
|---|---|---|---|
| Carolina Forest | B+ | $335,000 | Newest facilities |
| Market Common | B | $345,000 | Walkable district |
| St. James | B+ | $315,000 | South Strand schools |
| Socastee | B- | $275,000 | Established area |
| Myrtle Beach (Central) | C+ | $265,000 | Urban/diverse |
Do school ratings affect home prices in Myrtle Beach? According to the National Association of REALTORS, homes in above-average school zones command a 5-8% premium over comparable homes in lower-rated districts. In the Myrtle Beach context, the Carolina Forest area has seen the strongest family-driven demand due to newer school facilities and growing enrollment.
According to the Horry County School District, enrollment has increased by 12% since 2020, reflecting the metro area's population growth. This enrollment surge has prompted construction of three new elementary schools and one new middle school, all located in the growing western corridor near Conway.
According to education researchers, families with school-age children represent 18.8% of Myrtle Beach households but account for 28% of home purchases in the $275,000-$375,000 price range. Agents who combine school zone expertise with automated family-buyer nurture sequences through US Tech Automations capture a disproportionate share of this high-value segment.
Healthcare Access and Senior Services
Healthcare infrastructure is a critical factor for Myrtle Beach's large retiree population. According to the Myrtle Beach Area Chamber of Commerce, the metro area has invested heavily in healthcare capacity to serve the growing 55+ demographic.
| Healthcare Facility | Type | Beds/Capacity | Distance from MB |
|---|---|---|---|
| Grand Strand Medical Center | Hospital | 369 beds | 5 miles |
| Tidelands Georgetown | Hospital | 142 beds | 30 miles |
| Conway Medical Center | Hospital | 210 beds | 15 miles |
| McLeod Loris | Hospital | 67 beds | 20 miles |
| VA Outpatient Clinic | Federal | N/A | 8 miles |
According to U.S. News & World Report's hospital rankings, Grand Strand Medical Center is rated "high performing" in multiple specialty areas, providing the quality of care that retirees require when evaluating relocation destinations. The presence of a VA outpatient clinic also supports the area's significant veteran population of 12.8%.
How does healthcare access influence retirement migration to Myrtle Beach? According to AARP's relocation decision survey, 78% of retirees rank healthcare access among their top three relocation criteria. The Myrtle Beach metro area's four-hospital system and growing network of specialist practices meet this requirement effectively.
Conclusion: Leverage Myrtle Beach Demographics for Farming Success
Myrtle Beach's unique demographic composition — combining rapid population growth, retiree migration, tourism-driven investment demand, and out-of-state relocation patterns — creates a multi-layered farming opportunity that rewards agents who understand their audience. The data is clear: agents who segment their marketing by buyer persona and origin market dramatically outperform those using one-size-fits-all approaches.
US Tech Automations gives you the tools to manage this complexity efficiently. From automated demographic segmentation to origin-market drip campaigns and seasonal marketing calendars, the platform handles the operational burden while you focus on building relationships and closing deals.
Start building your data-driven Myrtle Beach farming strategy today. Visit US Tech Automations to see how automated demographic targeting can transform your Grand Strand real estate business.
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Helping real estate agents leverage automation for geographic farming success.
