Ocean Lakes is a large gated oceanfront community on roughly 310 acres with nearly a mile of beachfront in the Surfside Beach area, operating on a leasehold model: buyers own the home but lease the land annually rather than holding title to the lot. With 2,500-plus annual lease sites alongside its campground, a deep resort amenity package, and one of the strongest seasonal rental markets on the Strand, it draws second-home and investment buyers who want oceanfront access at an entry point well below fee-simple beach homes — provided they understand the structure they are buying into.
Ocean Lakes is unlike any other community on the south Strand, and the difference is the ownership model. It spans about 310 acres with nearly a mile of beach and combines a family campground with thousands of annual lease sites, operating at a scale that makes it function more like a small town than a subdivision. By that scale: the property runs roughly 859 campsites alongside more than 2,500 annual lease sites, and it employs hundreds of seasonal staff at peak. The critical distinction for any buyer is that Ocean Lakes operates on a leasehold basis — you own the house, beach cottage, or unit, but you lease the land it sits on from Ocean Lakes on an annual basis rather than holding title to the lot.
That model changes the financial picture entirely. The purchase price buys the structure. The annual land lease is an ongoing cost separate from typical fee-simple ownership, which is why entry prices here can sit well below comparable oceanfront homes that include the land. In exchange, owners get gated oceanfront access, a resort amenity package, and one of the strongest seasonal rental markets on the Strand.
The leasehold structure deserves serious attention before any offer. Because the land is leased rather than owned, many conventional mortgage lenders will not finance an Ocean Lakes purchase the way they would a fee-simple home. Buyers often use specialized lenders or purchase with cash, and that narrower financing pool can also affect how quickly a home resells. The annual land lease is a recurring cost that can change over time and should be projected forward, not just taken at today’s figure. None of this makes Ocean Lakes a poor choice — it makes it a different kind of purchase, one that rewards a buyer who understands the structure and penalizes one who treats the low headline price as the whole story.
Destination
Ocean Lakes (Q2 2026)
Ownership model
Leasehold: own the home, lease the land annually
Community size
~310 oceanfront acres, nearly 1 mile of beach
Inventory
~2,500+ annual lease sites plus campsites
Home character
Elevated beach houses and cottages, often compact
Market use
Second home, investment, seasonal rental
Pricing at Ocean Lakes isn’t as straightforward as the listing price suggests. Since the homes are on leased land, buyers also need to factor in the annual land lease, the home’s location, size, condition, and rental history. Comparing an Ocean Lakes home to a fee-simple beach property without considering the land lease is a common mistake. The luxury buying guide covers how to read past a headline price.
For investors, Ocean Lakes has a strong reputation as a vacation rental destination, but returns vary from home to home. Location, ocean views, size, condition, and management all affect rental income, while the land lease, insurance, maintenance, and management fees impact the bottom line. Reviewing a property’s actual rental history and estimating conservative occupancy is the best way to understand its true investment potential.
Ocean Lakes is served by Horry County Schools on the south Strand, typically Lakewood Elementary School or Seaside Elementary School, the St. James intermediate and middle schools, and Socastee High School or St. James High School depending on the exact address. Because Ocean Lakes is weighted heavily toward second-home and seasonal buyers, schools are a secondary factor for much of the community, but families relocating full-time should confirm the current zone with Horry County Schools.
Ocean Lakes appeals to the second-home or investment buyer who wants gated oceanfront access and seasonal rental income at an entry price well below fee-simple beach homes, and who is comfortable with the leasehold structure. Its scale, amenities, and rental strength are hard to match on the Strand, and for the right buyer the leasehold model is the very thing that makes oceanfront attainable rather than a drawback. Buyers comparing the Surfside area often also tour the gated golf community of Prestwick to weigh leasehold oceanfront against fee-simple inland ownership. The relocation guide covers the broader financial picture for buyers coming from higher-cost markets.
