Here’s a stat that explains the Myrtle Beach flex market better than anything else I could tell you: Horry County has been one of the fastest-growing counties in South Carolina for over a decade. 30-plus percent population growth. You know what that much growth requires? An insane amount of construction.
New homes. New apartments. New hotels. Renovations. Pool installations. Roofing. Paving. Concrete. Electrical. Plumbing. HVAC. Every single one of those trades needs a shop — somewhere to park trucks, store materials, keep tools, and do paperwork. That’s flex space. And there’s not nearly enough of it.
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**Tenant Type**: Contractors and trade service companies are your core. They’re less price-sensitive than retailers and more stable than tech startups. -
**Ceiling Requirements**: Standard 14-16 feet is sufficient. You don’t need expensive high-bay construction to compete effectively. -
**Location Strategy**: I-95 and Highway 17 visibility matter enormously. Remote Myrtle Beach locations will struggle to attract and retain tenants.
The construction economy connection
I’ve never seen a market where the connection between population growth and flex demand is this direct. In Charlotte or Raleigh, flex tenants are a mix — contractors, e-commerce, small manufacturers, creative businesses. In Myrtle Beach, it’s heavily weighted toward the construction trades. I’d estimate 60-70% of flex tenants in the Grand Strand are some kind of contractor or building services company.
What Supports Stronger Pricing
- Located near I-95 or Highway 17 exits
- Easy truck access and loading areas
- Standard 14-16 foot ceilings, well-maintained
- Nearby active construction projects
- Available for smaller 2,000-5,000 SF users
What Gives Buyers Leverage
- Remote location away from major highways
- Limited truck access or poor loading areas
- Buildings requiring significant tenant improvements
- Expensive utility or parking add-ons
- Competitor buildings with better visibility
That’s not a weakness. It’s actually a strength. These tenants are busy. They’re profitable. They’ve got backlogs. They’re not going anywhere as long as people keep moving to the area. And given Horry County’s growth trajectory — 30-plus percent last decade with no signs of slowing — that’s not stopping anytime soon. A roofer who’s booked out six months isn’t shopping for cheaper rent somewhere else. He’s trying to figure out where to hire more guys.
| Typical Myrtle Beach Flex Tenants | Size Needed | Key Features |
|---|---|---|
| General contractors | 2,000-5,000 SF | Bay door, office, yard |
| HVAC / plumbing companies | 1,500-4,000 SF | Bay door, parts storage |
| Electrical contractors | 1,500-3,000 SF | Office, small warehouse |
| Pool / spa companies | 2,000-5,000 SF | Chemical storage, showroom |
| Landscaping / hardscaping | 2,000-4,000 SF | Bay door, equipment storage, yard |
| Roofing companies | 2,000-6,000 SF | Material storage, truck access |
Where flex works best
Highway 501 corridor. Conway and the areas west of Myrtle Beach. These locations put contractors close to their customers without paying beach-area rents. A roofer based on 501 can get to North Myrtle Beach, Surfside, Carolina Forest, and Conway within 20-25 minutes. That’s a big service radius from one shop. And the rents on 501 are still affordable enough for a small contractor to handle without stress.
Highway 17 Business through the inland sections also has some flex product. Older buildings, mostly. But functional. The tenants don’t care about curb appeal. They care about a dry bay, a functional roll-up door, and enough room to park a couple of work trucks and a trailer. Pretty simple requirements.
Supply is tight
Here’s the problem. There isn’t a lot of flex space in the Myrtle Beach area. Developers have been focused on residential and hospitality because that’s where the highest returns have been. The commercial construction that has happened has mostly been retail and some industrial. Purpose-built flex parks with small bays? Not many at all. Which means existing flex buildings have incredible occupancy numbers. I’ve seen multi-tenant flex buildings along 501 that haven’t had a vacancy in three years. Not one unit has turned over.
That’s great for owners. If you’re running a flex building at 100% occupancy with a waiting list, you know your rents are probably below market. And that’s often the case. Owners who haven’t pushed rents because they don’t want to lose tenants are leaving money on the table. I get it — stability is worth something. But the gap between in-place rents and market rents in Myrtle Beach flex has gotten wide enough that it’s material.
What I buy
Multi-tenant flex parks with 4-10 units. Single-tenant flex buildings used by contractors. Light industrial buildings that function as flex. I’m looking along Highway 501, in Conway, and anywhere in Horry County where the access works for a service contractor. The building doesn’t have to be new or pretty. It has to be functional and in the right spot.
For context on the infrastructure improvements supporting growth here, read my piece on infrastructure projects in the Myrtle Beach metro.
Seller takeaway
Myrtle Beach flex landlords often miss opportunities by underpricing stable contractor tenants. If you’re selling or refinancing, call Roth Capital at 704-600-3839 to understand what your location and tenant profile are actually worth.
Own a flex building or contractor space in the Grand Strand? I buy them regularly. Call me. 704-600-3839.
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