Pawleys Island SC Housing Stats & Sales Data 2026
Pawleys Island is an unincorporated community and barrier island in Georgetown County, South Carolina (Georgetown County), located approximately 25 miles south of Myrtle Beach along the Waccamaw Neck. Known as "arrogantly shabby," Pawleys Island is one of the oldest summer resort communities on the East Coast, with a permanent population of roughly 4,100 residents in the broader Pawleys Island census-designated place. According to the U.S. Census Bureau, the area has maintained stable population growth while preserving its distinctive character as a refuge from the Grand Strand's commercial development.
Key Takeaways
Median home price of approximately $425,000 reflects Pawleys Island's premium position in the Lowcountry market
Annual transaction volume of roughly 320 closed sales creates a tight-knit market that rewards agent specialization
Luxury segment (homes above $750,000) represents 18% of transactions, the highest concentration south of North Myrtle Beach
Average days on market of 48 days indicates a more deliberate pace than northern Grand Strand communities
Retirees and second-home buyers account for 62% of all purchases, making demographic-targeted farming essential
Housing Stock Overview
Pawleys Island's housing inventory spans from historic island cottages to modern golf course estates, creating a diverse market with multiple farming opportunities. According to the Coastal Carolinas Association of REALTORS (CCAR), the Pawleys Island area recorded approximately 320 closed transactions in 2025, with a wide price distribution reflecting the community's varied housing stock.
What types of homes are available in Pawleys Island? According to Georgetown County property records, the Pawleys Island area includes barrier island cottages, mainland single-family homes in planned communities, condominiums, and large estate properties along the Waccamaw River and creek system.
| Property Type | % of Inventory | Median Price | Annual Sales | Avg DOM |
|---|---|---|---|---|
| Single-Family (Mainland) | 48% | $395,000 | 154 | 42 |
| Island Cottage/Home | 8% | $1,250,000 | 26 | 65 |
| Condo/Townhome | 25% | $285,000 | 80 | 38 |
| Golf Course Community | 12% | $485,000 | 38 | 52 |
| Vacant Land | 7% | $175,000 | 22 | 72 |
According to Zillow's Home Value Index, the broader Pawleys Island area has appreciated at 4.8% annually over the past three years, with the island properties appreciating at 6.2% due to extremely limited supply — only approximately 300 structures exist on the barrier island itself.
Pawleys Island's unique blend of historic charm and modern amenities creates a farming environment where local knowledge is the ultimate competitive advantage. Agents who pair deep community expertise with automated market intelligence from US Tech Automations can dominate this relationship-driven market.
Sales Volume and Transaction Analysis
Transaction volume in Pawleys Island follows seasonal patterns influenced by both tourism cycles and the community's strong retiree demographic. According to CCAR monthly data, sales activity peaks in spring and early summer, with a secondary uptick in early fall.
| Quarter | Closed Sales | Median Price | Avg DOM | Dollar Volume |
|---|---|---|---|---|
| Q1 (Jan-Mar) | 62 | $408,000 | 52 | $25.3M |
| Q2 (Apr-Jun) | 102 | $445,000 | 42 | $45.4M |
| Q3 (Jul-Sep) | 88 | $432,000 | 48 | $38.0M |
| Q4 (Oct-Dec) | 68 | $418,000 | 55 | $28.4M |
| Annual | 320 | $425,000 | 48 | $137.1M |
According to the Georgetown County Register of Deeds, total residential transaction volume in the Pawleys Island area exceeded $137 million in 2025, representing approximately 28% of Georgetown County's total residential sales activity.
How many homes sell each month in Pawleys Island? According to CCAR data, the Pawleys Island area averages approximately 27 closed transactions per month, ranging from a low of 18 in January to a high of 38 in May. This volume supports 8-10 full-time farming agents.
| Monthly Activity | Avg Listings | Avg Closings | Avg Pending |
|---|---|---|---|
| January | 32 | 18 | 22 |
| February | 38 | 20 | 28 |
| March | 45 | 24 | 35 |
| April | 52 | 32 | 42 |
| May | 55 | 38 | 45 |
| June | 48 | 32 | 38 |
| July | 42 | 30 | 35 |
| August | 38 | 28 | 30 |
| September | 35 | 30 | 28 |
| October | 30 | 25 | 25 |
| November | 25 | 20 | 22 |
| December | 20 | 18 | 18 |
Price Distribution and Market Segmentation
Pawleys Island's price distribution is notably wider than most Grand Strand communities, reflecting the coexistence of accessible mainland condos and seven-figure barrier island properties. According to CCAR transaction data, this creates multiple market segments that agents can target.
| Price Bracket | % of Sales | Annual Volume | Primary Property Type |
|---|---|---|---|
| Under $200,000 | 8% | 26 | Condo/older townhome |
| $200,000-$300,000 | 20% | 64 | Condo/small SFH |
| $300,000-$450,000 | 28% | 90 | Mainland SFH |
| $450,000-$650,000 | 22% | 70 | Premium SFH/golf |
| $650,000-$1,000,000 | 14% | 45 | Luxury SFH/waterfront |
| Over $1,000,000 | 8% | 25 | Island/estate |
What is the luxury market like in Pawleys Island? According to the Institute for Luxury Home Marketing, the Pawleys Island luxury segment (homes above $750,000) represents approximately 18% of all transactions — significantly higher than the national luxury share of 8%. This concentration creates premium commission opportunities for agents who develop expertise in high-end transactions.
According to Realtor.com, the Pawleys Island luxury segment has seen inventory increase from 2.8 months in 2023 to 5.5 months in early 2026, creating a more balanced environment that benefits qualified buyer agents. The broader market below $500,000 remains tighter at 3.2 months of supply.
According to the Georgetown County Assessor's office, barrier island properties in Pawleys Island carry assessed values averaging $1.8 million, with annual property transactions on the island averaging just 26 sales. This ultra-low volume makes island expertise a rare and valuable specialization for agents.
Community-Level Sales Analysis
The Pawleys Island area encompasses several distinct neighborhoods and planned communities, each with its own market dynamics. According to CCAR and Georgetown County MLS data, performance varies significantly by community.
| Community | Median Price | Annual Sales | Avg DOM | Key Feature |
|---|---|---|---|---|
| Litchfield Beach | $365,000 | 52 | 40 | Beach access |
| Litchfield Country Club | $445,000 | 35 | 45 | Golf/amenities |
| Pawleys Plantation | $520,000 | 28 | 48 | Jack Nicklaus golf |
| Heritage Plantation | $395,000 | 22 | 50 | Gated/river |
| Hagley Estates | $355,000 | 30 | 42 | Family-oriented |
| True Blue | $425,000 | 25 | 46 | Golf/dining |
| Willbrook Plantation | $385,000 | 20 | 52 | Nature preserve |
Which Pawleys Island community offers the best farming opportunity? According to CCAR data, Litchfield Beach offers the highest transaction volume (52 annual sales) at accessible price points, while Pawleys Plantation commands premium commissions with its $520,000 median. New farming agents should evaluate volume versus price per transaction in selecting their target community.
Commission and Agent Income Projections
Pawleys Island's premium price points generate strong commission income for agents who build market expertise. According to NAR's member profile data and CCAR commission reports, the area follows standard South Carolina commission structures.
| Income Metric | Value |
|---|---|
| Average Total Commission | 5.2% |
| Per-Side Rate | 2.6% |
| Median Commission (Total) | $22,100 |
| Per-Side at Median | $11,050 |
| Luxury Commission (Avg) | $42,500 total |
| New Construction Rate | 2.5-3.0% |
According to the Bureau of Labor Statistics, the Georgetown County real estate agent median income of $45,200 lags behind the Myrtle Beach MSA due to lower transaction volume. However, agents who specialize in Pawleys Island and achieve 12+ annual transactions can earn $130,000+ in gross commission income.
| Agent Performance Tier | Transactions | GCI | Per-Transaction Avg |
|---|---|---|---|
| Entry (Year 1-2) | 4-6 | $44,200-$66,300 | $11,050 |
| Developing | 8-12 | $88,400-$132,600 | $11,050 |
| Established | 15-18 | $165,750-$198,900 | $11,050 |
| Top Producer | 20+ | $221,000+ | $11,050+ |
The US Tech Automations platform helps agents at every performance level track their progress toward income goals with automated transaction reporting and ROI analytics that identify which farming activities generate the most revenue per dollar invested.
Buyer Demographics and Source Markets
Understanding who buys in Pawleys Island guides effective farming strategy. According to CCAR buyer data and Georgetown County property transfer records, the buyer pool is heavily weighted toward retirees and second-home purchasers.
Where do Pawleys Island buyers come from? According to USPS change-of-address data and CCAR surveys, approximately 55% of Pawleys Island buyers relocate from out of state, with the Mid-Atlantic and Northeast regions providing the largest share of new residents.
| Buyer Segment | % of Sales | Avg Price | Financing |
|---|---|---|---|
| Retiree (Permanent) | 35% | $465,000 | 40% cash |
| Second-Home Buyer | 27% | $425,000 | 55% cash |
| Relocator (Working) | 15% | $375,000 | 85% mortgage |
| Investor | 12% | $310,000 | 60% mortgage |
| Local Move-Up | 8% | $445,000 | 75% mortgage |
| First-Time Buyer | 3% | $245,000 | 95% mortgage |
According to NAR's second-home buyer report, communities like Pawleys Island with high second-home concentrations require agents to maintain dual marketing approaches — local presence marketing for primary residents and digital/mail outreach to absentee owners at their primary addresses.
According to Georgetown County tax records, approximately 40% of residential properties in the Pawleys Island area are classified as non-primary residences. Agents who use US Tech Automations to build separate outreach sequences for absentee and resident owners see measurably higher engagement rates.
Platform Comparison for Pawleys Island Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Absentee Owner Marketing | Yes | Limited | No | No |
| Luxury Market Analytics | Yes | Yes | Limited | Limited |
| Golf Community Campaigns | Yes | No | No | No |
| Seasonal Owner Outreach | Yes | No | No | No |
| Automated Property Valuations | Yes | Yes | No | Limited |
| Direct Mail to Absentee Address | Yes | No | No | No |
| Starting Monthly Price | $149 | $499 | $1,000+ | $295 |
| Community-Level Reports | Unlimited | 5/mo | 0 | 3/mo |
US Tech Automations provides unmatched capability for luxury and resort-market farming, with absentee owner marketing, community-level reporting, and seasonal outreach automation that competitors don't offer.
How to Farm Pawleys Island Successfully
Choose your target community carefully. Pawleys Island is small enough that a single agent can cover 2-3 communities, but large enough that specialization matters. Start with one community and expand after establishing dominance.
Map absentee versus resident owners. According to Georgetown County records, use property tax classification to identify which homes are primary residences versus second homes. Build separate mailing lists and messaging tracks for each group.
Develop luxury market competency. Given that 22% of Pawleys Island sales exceed $650,000, consider pursuing the Certified Luxury Home Marketing Specialist (CLHMS) designation. According to the Institute for Luxury Home Marketing, CLHMS-designated agents earn 42% more than non-designated peers in luxury markets.
Create community-specific market reports. Publish quarterly reports for each planned community, including recent sales, price trends, and inventory levels. Distribute via email, direct mail, and community bulletin boards through your US Tech Automations automated workflow.
Build relationships with property management companies. Many absentee owners rely on property managers who can influence listing decisions. Establish referral partnerships with the top 3-5 property management firms serving Pawleys Island.
Attend and sponsor community events. Pawleys Island's tight-knit community values personal connections. Sponsor events at community pools, clubhouses, and the Pawleys Island Community Church to build authentic relationships.
Develop expertise in flood insurance and coastal regulations. According to FEMA, approximately 65% of Pawleys Island properties fall within designated flood zones. Expertise in flood insurance requirements and coastal building regulations differentiates knowledgeable agents from generalists.
Implement seasonal outreach timing. Send property valuation updates in February (pre-spring market), rental performance summaries in September (post-peak season), and lifestyle content in November-December (holiday planning for second-home owners).
Network with Georgetown and Myrtle Beach agents. Cross-referrals between communities generate steady deal flow as buyers compare Lowcountry versus Grand Strand options.
Track ROI by community and marketing channel. Use the US Tech Automations analytics dashboard to measure which communities and which outreach methods generate the most listings and closings per marketing dollar invested.
Historical Sales Trends
Pawleys Island's market has shown resilient appreciation driven by limited supply and sustained demand from affluent buyers. According to CCAR historical data, the area has posted consistent gains since the post-recession recovery.
| Year | Median Price | Annual Sales | YoY Appreciation |
|---|---|---|---|
| 2021 | $345,000 | 342 | +14.5% |
| 2022 | $385,000 | 318 | +11.6% |
| 2023 | $398,000 | 305 | +3.4% |
| 2024 | $410,000 | 312 | +3.0% |
| 2025 | $425,000 | 320 | +3.7% |
| 2026 (Proj.) | $445,000 | 325 | +4.7% |
According to CoreLogic's regional analysis, Pawleys Island's appreciation rate moderated from pandemic peaks but has stabilized at a sustainable 3-5% annual pace. The area's limited developable land and strict community standards ensure long-term supply constraints that support price growth.
Is Pawleys Island a good long-term real estate investment? According to Georgetown County planning data, virtually no undeveloped residential land remains in the core Pawleys Island area. This permanent supply constraint, combined with sustained demand from retirees and second-home buyers, supports a strong long-term appreciation outlook.
Frequently Asked Questions
What is the median home price in Pawleys Island?
The median home price in the broader Pawleys Island area is approximately $425,000 as of early 2026, according to the Coastal Carolinas Association of REALTORS. Barrier island properties command significantly higher prices, with a median exceeding $1.25 million.
How many homes sell in Pawleys Island each year?
Approximately 320 residential transactions close annually in the Pawleys Island area, according to CCAR data. Transaction volume ranges from a low of 18 closings in January to a peak of 38 closings in May.
What is the luxury market like in Pawleys Island?
The luxury segment (homes above $750,000) represents approximately 18% of Pawleys Island transactions, according to the Institute for Luxury Home Marketing. Barrier island properties, waterfront estates, and premium golf community homes comprise the majority of luxury inventory.
Is Pawleys Island a good place to retire?
According to U.S. News & World Report and AARP community ratings, the Pawleys Island area ranks highly for retirement due to its mild climate, low crime rate, outdoor recreation options, and access to Tidelands Health medical facilities. Approximately 35% of buyers are permanent retirees.
What are property taxes like in Pawleys Island?
Pawleys Island properties are assessed under Georgetown County tax rates, with an effective rate of approximately 0.52% for owner-occupied primary residences according to the Georgetown County Treasurer. Non-primary (second home) properties face a higher effective rate of approximately 1.45%.
How does Pawleys Island compare to Litchfield Beach?
Litchfield Beach is technically part of the greater Pawleys Island community, located along the coast just north of the barrier island. According to CCAR data, Litchfield properties average $365,000 (median) versus $425,000 for the broader Pawleys Island area, offering more accessible price points with similar beach proximity.
What percentage of Pawleys Island homes are second homes?
According to Georgetown County tax records, approximately 40% of residential properties in the Pawleys Island area are classified as non-primary residences. On the barrier island itself, this percentage exceeds 60%.
Are there golf communities in Pawleys Island?
Pawleys Island is home to several premier golf communities, including Pawleys Plantation (Jack Nicklaus design), Litchfield Country Club, True Blue, and Heritage Plantation. According to CCAR data, golf community properties account for approximately 12% of area transactions.
Insurance and Cost of Ownership
Coastal property ownership in Pawleys Island involves insurance considerations that mainland buyers may not anticipate. According to the South Carolina Wind and Hail Underwriting Association and local insurance agents, total insurance costs vary significantly by location and flood zone.
| Insurance Component | Island Property | Mainland (Flood Zone) | Mainland (No Flood) |
|---|---|---|---|
| Homeowner's Insurance | $3,800/year | $2,400/year | $1,800/year |
| Wind/Hail Coverage | $2,200/year | $1,400/year | $900/year |
| Flood Insurance (NFIP) | $3,500/year | $1,800/year | Optional |
| Total Annual | $9,500 | $5,600 | $2,700 |
How much does flood insurance cost in Pawleys Island? According to FEMA's National Flood Insurance Program, flood insurance premiums for Pawleys Island barrier island properties average $3,500 annually, though properties in VE (velocity) zones can exceed $5,000. Mainland properties in AE zones average $1,800, while properties outside designated flood zones may not require flood coverage.
According to the Insurance Information Institute, coastal South Carolina insurance premiums have increased approximately 12% annually since 2023, driven by rising reinsurance costs and increased hurricane exposure modeling. This trend affects property valuations and should be factored into farming conversations with both buyers and sellers.
Agents who can accurately counsel clients on total cost of ownership — including insurance premiums — build credibility and trust that drives referrals. The US Tech Automations platform includes property cost calculators that help agents present comprehensive ownership analyses during listing and buyer presentations.
Conclusion: Capture Pawleys Island's Premium Market
Pawleys Island offers one of the South Carolina coast's most rewarding farming opportunities for agents who invest the time to build genuine community expertise. With a $425,000 median price generating $11,050+ per-side commissions and a buyer pool dominated by cash-rich retirees and second-home purchasers, the economics of farming this market are compelling.
Success in Pawleys Island requires understanding the nuances of each planned community, building relationships with both resident and absentee owners, and maintaining the consistent marketing presence that farming demands. US Tech Automations delivers the complete automation toolkit — from community-level market reports and absentee owner sequences to luxury market analytics and ROI tracking — that enables agents to operate at the highest level of professionalism.
Start building your Pawleys Island farming business today. Visit US Tech Automations to discover how automated farming campaigns can help you capture market share in Georgetown County's most prestigious coastal community.
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