Q2 2026 is a buyer’s market on the Grand Strand, and it is more pronounced in the luxury segment than in the broader market. Inventory is up sharply year over year, supply exceeds seven months in several areas, and days on market for homes above $1 million commonly runs beyond the 90-to-105-day pace of the broad market. For a well-prepared buyer, the conditions that have developed over the past several quarters represent a meaningful window. This report covers the market’s overall posture, the submarket-by-submarket picture, and how to read the current leverage.
The broader Myrtle Beach market entered Q2 2026 in buyer-friendly territory. Inventory has increased significantly, with months of supply rising above seven in some segments and homes typically spending 90 to 105 days on the market, according to Redfin’s Myrtle Beach market tracker. Across all property types, median sale prices generally range from the low-$200,000s to low-$300,000s, reflecting a market largely driven by entry-level and mid-priced homes.
For luxury buyers, the current market offers more negotiating power than in recent years. Higher inventory and longer selling times create opportunities to negotiate on price and terms, especially in the upper price ranges and during the slower seasons. Buyers who are pre-approved and focused on the right community are well positioned to take advantage of today’s market conditions.
Market pace vs. broad
Luxury real estate on the Grand Strand isn’t a single market. A true oceanfront estate in Grande Dunes attracts a different buyer than a private home in DeBordieu Colony, and pricing and marketing timelines can vary significantly between communities.
Luxury homes typically spend longer on the market than the area’s average home, giving prepared buyers more opportunities to negotiate. For guidance on evaluating high-end properties, see the luxury home buying guide. If you’re comparing communities, the gated and golf communities guide provides a helpful overview of the Grand Strand’s luxury neighborhoods.
Price. Sellers who have been on market for 90-plus days — the majority of active luxury listings — have often already adjusted their expectations from the initial ask. A serious offer, at a meaningful discount to list, delivered cleanly, is more likely to receive genuine engagement from a motivated seller than it would in a tight market. The discount that clears depends on how long the home has been listed, whether the seller is carrying a mortgage, and how priced-to-market the original ask was. Phil can pull the list-to-sale ratio for any specific submarket to benchmark the range.
Inspection leverage. In a competitive market, buyers often waive or limit inspection contingencies. The current market does not require that. Request a full inspection, waterfront-specific issues and elevation included, and expect the ability to negotiate material findings.
Off-season timing. Luxury sellers who have been on market since summer are generally not in a position to wait through another winter. Offers presented in the fall and winter months tend to encounter the most motivated sellers in the cycle. Combined with a buyer who has done insurance diligence, pre-underwritten their financing, and confirmed HOA terms, the offer is positioned to close — which is exactly what a motivated seller needs to see.
