Myrtle Beach keeps showing up on lists. Fastest-growing metro. Top destination for retirees. Most popular relocation market. There’s a reason for all of it. The Grand Strand is growing at nearly 4% per year — almost double the national average — and it’s being driven by a migration wave that shows no signs of slowing down.
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Categorize your property type and demand driver: Tourism retail, local commercial, industrial, storage, or land. Each has different buyer profiles and growth timelines. -
Show growth metrics and demographic data: Population growth rates, housing permits, permit values. Get current data. Growth is your strongest story. -
Document your specific demand driver: Tourism? Residential? Industrial? Document how your property fits the market growth pattern. -
Understand seasonality realistically: If you’re tourism-dependent, be honest about revenue swings. If you’re local-serving or industrial, emphasize stability.
Growth at a glance
| Metric | Value |
|---|---|
| Metro population growth | ~3.8%/year |
| Horry County population | 397,478 |
| Median home price (Jan 2026) | $260,000 |
| YoY price change | +5.2% |
| Inventory (months of supply) | 7.21 |
| Average days on market | 97 |
| Median household income (Horry Co.) | $59,113 |
The migration data tells the story. Buyers are coming from New York, New Jersey, and the Northeast — people who find that a $260K median home price feels like a gift compared to $600K+ where they came from. Some Floridians are even moving north, seeking lower insurance costs and property taxes.
Growth drivers supporting pricing
- Documented population growth of 3%+ annually
- Multiple demand sources (residential, tourism, industrial)
- New highway access or transportation improvements
- Proximity to growing residential areas
- Growing tenant base with lease renewals at higher rates
Market saturation risks
- Over-reliance on pure tourism demand
- Significant new competitive supply nearby
- Seasonal-only revenue patterns
- Limited growth documentation or stagnant population
- Property positioned for declining demographic (retirees only)
Not just a beach town anymore
Here’s what’s changed about Myrtle Beach. The year-round population has grown so much that the economy is no longer purely seasonal. Yes, tourism still dominates. But the healthcare sector has expanded significantly (Conway Medical, Grand Strand Medical, Tidelands Health). The education sector is growing. And the service economy that supports 400,000 residents generates year-round demand for commercial space.
Carolina Forest is the prime example. This planned community has attracted tens of thousands of residents and spawned a commercial ecosystem of strip centers, medical offices, restaurants, and services. It looks and functions like a Charlotte suburb. The Market Common area (former Air Force base) has become a lifestyle center with national retailers and restaurants.
The tourism economy
Tourism is still the backbone. The Grand Strand attracts millions of visitors annually who spend billions in the local economy. That spending supports restaurants, hotels, attractions, and the commercial properties that house them. The tourism economy creates intense seasonal demand that benefits commercial property owners, particularly in retail and self-storage.
Self-storage: A perfect storm of demand
The Myrtle Beach self-storage market has some of the best demand fundamentals in the Carolinas. Think about who needs storage here:
Related: Top Employers in the Myrtle Beach Metro: Beyond the Boardwalk
- New residents moving from the Northeast (in transition, downsizing)
- Vacation rental owners storing seasonal furnishings and supplies
- Snowbirds who split time between Myrtle Beach and up north
- Golf course operators and seasonal businesses storing equipment
- Beach residents with boats, kayaks, and recreational gear
That’s a multi-layered demand profile that goes well beyond what the permanent population alone would generate.
Industrial and commercial
The Myrtle Beach retail market is driven by tourism traffic along the US-17 corridor and the growing permanent population in areas like Carolina Forest, Market Common, and Conway. Strip centers with service tenants serving the year-round population are the strongest performers.
Industrial demand is driven primarily by the construction industry. With all the residential and commercial development happening, contractors need shop and warehouse space. The US-501 and US-17 corridors have the most industrial and flex activity.
What’s ahead
Myrtle Beach’s growth trajectory is clear. The affordability advantage over Florida and the Northeast will continue to drive migration. The permanent population will keep growing. And the tourism economy provides a bonus layer of demand that most markets don’t have.
Seller takeaway
Myrtle Beach’s growth window is open, but timing matters. If you own retail, industrial, storage, land, or mixed-use property in Myrtle Beach, Roth Capital understands where growth is heading and which properties capture that growth. Call 704-600-3839.
If you own commercial property on the Grand Strand, the market is active. Call me at 704-600-3839 and I’ll tell you what buyers are paying.
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