If you're buying or selling a condo along the Grand Strand, there is an important part of the transaction that can sometimes come as a surprise:

It isn't always enough for the buyer to qualify for the mortgage. The condominium project may need to qualify, too.

That's particularly relevant in a condo-heavy market like Myrtle Beach, Surfside Beach, Garden City Beach and Murrells Inlet, where association finances, insurance, reserves, assessments and the overall condition of a condominium project can become part of the financing equation.

Fannie Mae and Freddie Mac have recently changed several of their condominium lending requirements. Some changes could make financing easier for certain properties, while others may present new challenges for condominium associations, owners and prospective buyers.

What's Changing With Condo Financing?

According to the National Association of REALTORS®, Fannie Mae and Freddie Mac have eliminated the previous limited review option for condominium financing. In many cases, lenders will now have to complete a more comprehensive review of the condominium project.

There are also several significant changes that may help some projects:

• Condominium projects with 10 or fewer units may qualify for a waiver from a full project review.

• The previous requirement limiting investor ownership to no more than 50% of the units has been eliminated.

• Fannie Mae's Condominium Project Manager can allow an already-approved project to be recognized by participating lenders without repeating the entire review process for each transaction.

At the same time, the standard HOA reserve requirement has increased from 10% to 15%. Associations may alternatively use a qualifying reserve study to establish the appropriate reserve amount under the applicable guidelines.

Why This Matters on the Grand Strand

Condominiums are a major part of our local real estate market, ranging from small low-rise communities to large oceanfront resorts and vacation-rental properties.

When financing one of those units, the lender may look beyond the buyer's credit, income, down payment and debt-to-income ratio.

Depending on the loan and condominium project, questions can also arise about things such as:

• HOA budgets and reserves

• Master insurance coverage

• Special assessments

• Deferred maintenance or significant repairs

• Structural or engineering concerns

• Pending litigation

• Investor and rental concentration

• Association documentation and project eligibility

That means a buyer can be financially well-qualified and still encounter a financing issue related to the condominium itself.

What Condo Buyers Should Do

When I'm helping a buyer evaluate a condo, I don't want the association questions saved for the end of the transaction.

The unit and the condominium association should be evaluated together.

Buyers should work with their lender early to determine what project-review requirements apply to their particular financing. It's also important to obtain and review available HOA information, including financial documents, insurance information, assessments and other relevant association disclosures.

The earlier a potential issue is identified, the more options everyone generally has to address it.

And remember: not every mortgage follows the same condominium guidelines. Fannie Mae and Freddie Mac requirements apply to loans sold to or backed through those programs; other conventional portfolio loans, FHA, VA and other financing options may have different requirements.

What Condo Sellers Should Know

These changes matter to sellers, too.

A property's marketability isn't determined only by its condition, location, view and asking price. The availability of financing can influence the pool of buyers who are realistically able to purchase it.

For a condo seller, knowing about potential association or project-financing issues before going under contract can be extremely valuable.

When preparing a condo for the market, I want to understand as much as reasonably possible about the association—including current dues, assessments, insurance, reserves, major projects and any known issues that could affect financing.

That doesn't mean every association issue prevents a sale. It means we are better positioned to market the property intelligently and avoid surprises later.

The Bigger Takeaway

Condominium financing continues to evolve, and these new Fannie Mae and Freddie Mac requirements are another reminder that buying a condo is different from buying a traditional single-family home.

Here on the Grand Strand, understanding the condominium project can be just as important as understanding the individual unit.

If you're thinking about buying or selling a condo in Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet or elsewhere along the Grand Strand, I'm happy to help you understand the questions worth asking and the information worth gathering before you get too far down the road.

For more detail on the changes, read the National Association of REALTORS®' August 18, 2026 article, “Why and How Condo Lending Rules Are Changing”:

https://www.nar.realtor/news/real-estate-news/why-and-how-condo-lending-rules-are-changing

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.DanSineRealtor.com

Real Estate Done Right

This information is provided for general informational purposes and is not lending, legal, insurance or HOA advice. Condominium eligibility and financing requirements can vary by property, association, lender and loan program. Buyers should confirm current requirements with their lender and other appropriate professionals.

Buying a home involves a lot of moving parts, and by the time closing day arrives, most buyers are ready to get the keys and start moving in. But there is still one important step before signing the final paperwork: the final walk-through.

A final walk-through is not another home inspection. Instead, it gives the buyer an opportunity shortly before closing to confirm that the property is in the condition expected under the contract and that any agreed-upon repairs have been completed.

What Should Buyers Look For?

Every property and transaction is different, but I generally encourage buyers to focus on three big questions:

1. Were the agreed-upon repairs completed?
If the seller agreed to make repairs during the transaction, the final walk-through is an opportunity to confirm that the work has been completed. Depending on the repair, buyers may also want applicable receipts, invoices, warranties or other documentation.

2. Is the home in the expected condition?
The property should generally look the way you reasonably expect based on the contract. Items that were supposed to remain with the home should still be there, and the seller’s move should not have resulted in unexpected changes to the property.

3. Has anything happened since the inspection or last visit?
Moving furniture and belongings out of a house can occasionally reveal—or even create—new issues. Buyers should be alert for things such as new wall or floor damage, plumbing leaks, missing fixtures or appliances, storm-related damage, or other significant changes.

Take Your Time

The final walk-through may only take a short time, but it shouldn’t be treated as a formality.

Depending on the home, buyers may want to look through each room, check areas that were previously occupied by furniture, confirm included appliances and fixtures remain, and take another look at garages, pools, storage areas or detached structures.

The goal isn’t to search for new inspection items. It’s to make sure the home you are about to purchase is substantially the home you agreed to purchase.

What If You Find a Problem?

Finding an issue during the final walk-through does not automatically mean the closing has to fall apart.

The appropriate response depends on the property, the contract and the seriousness of the issue. In many situations, the agents, attorneys and parties can work together to determine an appropriate solution before closing.

The important thing is to identify the issue before ownership changes hands, rather than discovering it after the closing is complete.

One Last Look Before the Keys Are Yours

After weeks of negotiations, inspections, financing, paperwork and planning, it can be tempting to rush through the final walk-through. I encourage my buyers not to.

It is one last opportunity to make sure the property is ready before you sign the closing documents and make it yours.

For another helpful overview of the process, read “What Happens During the Final Walk-Through?” from Realty Times:

https://realtytimes.com/consumeradvice/buyersadvice/what-happens-during-the-final-walk-through

If you're buying a home in Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet or elsewhere along the Grand Strand, having an experienced Realtor guide you from the initial search through the final walk-through can make a complicated process much easier to navigate.

Dan Sine, REALTOR®
Dunes Realty Sales
843-455-6319
DanSineRealtor.com

Real Estate Done Right.

Selling Your Home? Don’t Forget the Final Handoff

Getting your home under contract is a major milestone, but there are still a few details to handle before you hand the keys to the new owners.

A thoughtful seller handoff can make closing and move-in easier for everyone. It can also help the buyer understand the property, its systems and some of the little details that may have become second nature to you during your ownership.

The National Association of REALTORS® recently published a helpful Seller Handoff Checklist outlining information and items sellers may want to organize before moving out.

1. Gather Manuals and Warranty Information

If you still have manuals, receipts or warranty information for major appliances and home systems, gather them together in one place.

Consider including information for:

• HVAC systems
• Water heaters
• Kitchen appliances
• Generators
• Pool equipment
• Smart-home equipment
• Other major systems or improvements

If a warranty may be transferable, providing the buyer with the applicable paperwork can be especially helpful.

2. Organize Keys, Openers and Access Codes

It is surprisingly easy to overlook an extra key or access device during a move.

Before closing, gather the items that belong with the property, such as:

• House keys
• Mailbox keys
• Garage-door openers
• Gate or amenity fobs
• Storage-area keys
• Keypad instructions
• Smart-lock information

For connected security cameras, doorbells or other smart-home equipment staying with the property, sellers should also make sure their personal account is properly removed so the new owner can establish access.

3. Explain the Home’s Important Systems

You know where everything is. The buyer probably doesn’t.

A simple note identifying the location of the main water shutoff, electrical panel and other important controls can be extremely helpful.

You might also identify unusual switches, timers, irrigation controls or smart-home features that aren’t immediately obvious.

4. Share Useful Service and Maintenance Information

If you have contractors or service providers who know the property well, consider leaving their contact information.

Depending on the home, that could include:

• HVAC company
• Plumber
• Electrician
• Landscaper
• Pool company
• Pest-control company
• Cleaning service
• Irrigation contractor

Recent maintenance dates or service schedules can also give the new owner a useful starting point.

A Few Extra Considerations for Grand Strand Properties

Here along the Grand Strand, there may be a few additional property-specific items worth organizing.

For a condo or HOA property, consider making sure the buyer knows where to find information concerning association contacts, amenity access, gate or parking procedures and other community-specific items.

For a coastal home or vacation property, information about the pool, irrigation system, exterior lighting, storm-protection equipment or other specialized features may be particularly useful.

The goal isn’t to create another complicated closing requirement. It’s simply to transfer useful knowledge about the property while that information is still fresh and easy to provide.

5. Don’t Throw Away Useful Leftover Materials Too Quickly

Before disposing of leftover building materials, ask whether the buyer would like them.

Items that could be useful later include:

• Matching paint labeled by room
• Extra tile
• Flooring pieces
• Carpet remnants
• Specialty light bulbs
• Replacement filters
• Extra roofing or exterior materials

A few matching pieces of discontinued tile or flooring may be considerably more valuable to the new owner than they appear during your move.

6. Finish Strong Before Turning Over the Keys

Once you have moved your belongings out, remember the final practical details: forward your mail, remove personal information from connected devices and leave the property in the condition required by your contract.

Then make sure all keys, remotes, documents and agreed-upon items are ready for the final handoff.

Selling a home involves much more than putting a sign in the yard. From preparing and pricing the property through negotiations, inspections and closing, having an experienced REALTOR® helping manage the details can make the process much easier.

Get the Complete Seller Handoff Checklist

The National Association of REALTORS® Seller Handoff Checklist provides additional ideas for making the transition to the new homeowner as smooth as possible:

https://www.nar.realtor/the-facts/consumer-guide-seller-handoff-checklist

Thinking About Selling Along the Grand Strand?

If you’re considering selling a home or condo in Surfside Beach, Garden City Beach, Murrells Inlet, Myrtle Beach or elsewhere along the Grand Strand, I’d be happy to help you evaluate the property, prepare it for the market and develop a selling strategy based on your specific situation.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Living along the Grand Strand comes with a lot to love, but hurricane season is also part of owning property along the South Carolina coast.

Whether you live here full time, own a second home at the beach, or have an investment or vacation-rental property, the best time to prepare for a storm is before there is one headed our way.

The National Association of REALTORS® recently published its Consumer Guide: Prepare Your Home for Hurricane Season. It’s a useful reminder of several things coastal property owners should review while the weather is still quiet.

Here are some of the preparations I think are especially worthwhile for Grand Strand property owners.

Have a Plan Before You Need One

Know what you and your family will do if an evacuation is ordered—and where you will go.

If you plan to remain at home when conditions allow, identify the safest area of your house and think through what you would need if you temporarily lose electricity, water, internet or cellular service.

For second-home and investment-property owners who may not be in the area, have a plan for who can check on the property and secure outdoor items if you cannot get here yourself.

Check Your Hurricane Supplies

Emergency supplies are much easier to find before everyone else is shopping for the same things.

Review what you already have and replace anything that is expired, damaged or missing. Think about drinking water, nonperishable food, medications, first-aid supplies, flashlights, batteries and ways to keep phones and other important devices charged.

It is also a good time to make sure vehicles are fueled and your basic evacuation supplies are easy to access.

Take a Video Inventory of Your Property

This may be one of the easiest hurricane-preparation steps to overlook.

Use your phone to walk through the house and record each room, including furniture, electronics, appliances and other significant personal property. Don't forget garages, storage areas, closets and outdoor spaces.

For a furnished second home or vacation rental, documenting the contents of the property can be particularly useful.

Save your photos and videos somewhere you can access them even if your phone or computer is damaged.

Protect Important Documents

Insurance policies, property records, identification, financial documents and other important records should be backed up digitally, with originals kept somewhere protected from water and storm damage.

Make sure you can access your homeowners, wind and flood insurance information without having to search for paperwork during or immediately after a storm.

Review Your Insurance Before a Storm Is in the Forecast

Don't wait until a hurricane is approaching to figure out what your insurance covers.

Review your homeowners or condominium policy, wind coverage, deductibles and replacement-cost limits with your insurance professional. If the property is rented, make sure the coverage appropriately reflects how the property is being used.

Flood coverage deserves its own conversation. The NAR guide points out that flood damage generally is not covered by a standard homeowners policy, which is an important distinction for coastal property owners.

Ask your insurance professional questions now, while there is time to understand your coverage and make informed decisions.

Take a Walk Around the Property

Some hurricane preparation is surprisingly simple.

Look for loose furniture, grills, decorations, planters or other objects that could become airborne in high winds. Trim weak or vulnerable branches where appropriate and make sure gutters and drainage areas are clear.

If your home has hurricane shutters or another window-protection system, now is also a much better time to make sure you have all of the necessary panels, hardware and tools—and that you know how everything goes together.

Condo owners should also understand what preparations are handled by the association and what remains the individual owner's responsibility.

Stay Connected to Reliable Information

Make sure emergency alerts are enabled on your phone and know where you will get official information if a storm threatens the Grand Strand.

Social media can be useful, but hurricane information changes quickly. During an actual storm threat, rely on official emergency-management and weather sources for evacuation orders, forecasts and safety information.

A Little Work Now Is Much Easier Than a Lot of Work Later

After spending years helping people buy, sell and own property throughout Surfside Beach, Garden City Beach, Murrells Inlet and the South Strand, hurricane preparation is one of those homeowner responsibilities I believe is best handled when nothing urgent is happening.

You don't need to prepare for every possible scenario in one afternoon. Start with the basics: review your plan, check your insurance, document the property, replenish supplies and take care of the obvious items around the house.

Then, when the next tropical system appears on the map, you can concentrate on the latest information instead of starting your preparations from scratch.

Source: National Association of REALTORS® — Consumer Guide: Prepare Your Home for Hurricane Season

If you're buying, selling or owning property along the Grand Strand and have a real-estate-related question about coastal homeownership, I'm always happy to be a resource.

Dan Sine, REALTOR®
Dunes Realty Sales
Surfside Beach • Garden City Beach • Murrells Inlet • Grand Strand

Unexpected Home Features Buyers Love Most on the Grand Strand

Most home buyers begin their search with a familiar checklist: number of bedrooms, number of bathrooms, square footage, location, price, and maybe a few must-have features.

But some of the things homeowners end up appreciating most aren’t necessarily the features that originally brought them through the front door.

A recent National Association of REALTORS® article highlighted several home features that buyers often come to value more after moving in. From flexible living spaces to covered outdoor areas, many of these features are less about making a dramatic first impression and more about making everyday life easier.

Here along the Grand Strand, that idea makes a lot of sense.

1. Covered Outdoor Living

A covered porch, screened porch, patio or outdoor entertaining area can become an extension of the home.

Along the South Carolina coast, outdoor living is especially valuable. A covered space can provide a comfortable place for morning coffee, dinner outside, watching a game or simply relaxing while still having some protection from the sun.

For buyers, it’s worth considering how often you might actually use that outdoor space—not just how it looks during a showing.

2. Extra Garage and Storage Space

Storage rarely gets the same attention as a renovated kitchen, but homeowners often appreciate it tremendously once they move in.

On the Grand Strand, extra garage space may accommodate much more than vehicles. Golf carts, beach equipment, bicycles, fishing gear, tools and seasonal items all need somewhere to go.

A golf-cart garage, oversized garage, owner’s closet or additional storage room can become a surprisingly valuable feature.

3. Flexible Living Spaces

Not every room needs to have one permanent purpose.

An extra bedroom, loft, bonus room or flex space might serve as a home office today and a guest room, exercise space, playroom or hobby area later.

Homes that can adapt as a household’s needs change may provide more long-term functionality than homes with highly specialized spaces.

4. Natural Light and Everyday Comfort

Natural light is something buyers notice immediately, but its value can become even more apparent after living in a home.

Large windows, well-positioned living spaces and an open connection between indoor and outdoor areas can make a home feel brighter and more comfortable.

Buyers should also look beyond appearance and consider features that affect everyday comfort, including energy efficiency, airflow, room layout and indoor air quality.

5. Larger Kitchen Islands and Prep Space

The kitchen island has evolved into much more than a place to prepare meals.

It can be where groceries get unpacked, children do homework, guests gather, meals are served and conversations happen.

Additional prep space, larger islands and functional kitchen layouts can make a significant difference in how easily a home works from day to day.

What This Means for Grand Strand Buyers

When touring homes, it’s easy to focus almost entirely on the major specifications:

• Bedrooms and bathrooms

• Square footage

• Age and condition

• Neighborhood

• Price

Those things absolutely matter.

But also ask yourself:

How will I actually live in this house?

A screened porch, golf-cart garage, oversized owner’s closet, flexible guest room or especially functional kitchen might not have been on your original wish list—but could become one of your favorite parts of the home.

This is particularly important when comparing two properties that appear similar on paper.

What This Means for Grand Strand Sellers

Sellers should also take note.

Some of your home’s most marketable features may be things you’ve grown accustomed to and barely think about anymore.

When preparing a home for sale, make sure buyers understand the practical benefits of features such as:

• Screened or covered porches

• Golf-cart storage

• Extra closets or owner storage

• Flexible bonus rooms

• Outdoor entertaining areas

• Larger kitchen islands

• Abundant natural light

• Functional laundry and utility spaces

Good real estate marketing shouldn’t just tell buyers what a home has. It should help them picture how the home could make their everyday life better.

Thinking About Buying or Selling Along the Grand Strand?

Whether you’re searching for a primary residence, second home or investment property, there’s often much more to evaluating a home than checking boxes on an MLS search.

And if you’re selling, identifying the features today’s buyers may value can help position your property more effectively.

If you’re considering buying or selling in Surfside Beach, Garden City Beach, Murrells Inlet, Myrtle Beach or elsewhere along the Grand Strand, I’d be glad to help you evaluate the market and your options.

Dan Sine, REALTOR®
Dunes Realty Sales
843-455-6319
DanSineRealtor.com

Inspired by “9 Unexpected Home Features Buyers Appreciate Most,” published by the National Association of REALTORS® on August 10, 2026.

Due Diligence When Buying a Home in South Carolina: What Buyers Should Know

Buying a home is a major financial commitment, and an attractive property can still come with questions that are not answered by the listing photos or a brief showing. That is why due diligence is such an important part of the home-buying process.

Due diligence is your opportunity to investigate the property, understand the responsibilities that come with owning it and make a more informed decision before proceeding to closing.

A home inspection is an important part of that process—but it is only one part.

For buyers along the Grand Strand, due diligence may also involve reviewing flood and insurance considerations, HOA or condominium documents, rental history, financing requirements, title matters and other details that could affect the property’s cost, use or future resale value.

What Is a Due-Diligence Period?

The due-diligence period is a negotiated period established in the purchase contract. It generally begins after the contract becomes effective and ends on the specific date and time stated in the agreement.

During this period, a buyer may investigate the property, obtain inspections, request additional information and evaluate whether the home remains the right purchase.

Depending on the contract and the results of those investigations, the buyer may decide to:

• Proceed under the existing contract

• Request repairs or revised terms

• Negotiate a written amendment

• Accept the property in its current condition

• Properly terminate the contract before the deadline

The exact rights, deadlines and financial consequences depend on the language of the signed contract. Buyers should understand those terms before submitting an offer—not after a concern is discovered.

Due Diligence Starts Before the Offer

Although the contractual due-diligence period begins after a contract becomes effective, smart research begins much earlier.

Before making an offer, buyers should consider:

• Recent sales and current property values

• Neighborhood characteristics

• Property taxes and recurring ownership expenses

• Homeowners insurance availability

• Flood-zone and flood-insurance considerations

• HOA or condominium fees

• Rental and occupancy restrictions

• Financing and appraisal requirements

• The property’s general condition and age

This early research can help buyers structure an offer that reflects both the property and the risks involved.

It can also identify questions that need to be answered during the formal due-diligence period.

A Home Inspection Is Only the Beginning

A professional home inspection can provide valuable information about the visible and accessible components of a property. Depending on the home, buyers may also consider specialized evaluations involving:

• Heating and air-conditioning systems

• Roofing

• Electrical and plumbing systems

• Structural concerns

• Moisture intrusion

• Pools and spas

• Elevators

• Seawalls, docks or bulkheads

• Septic systems or wells

• Wood infestation

• Environmental concerns

No inspection can guarantee that every problem will be discovered. Buyers should select qualified inspectors, attend inspections when practical and carefully review the resulting reports.

Inspection findings may help a buyer decide whether to proceed, request repairs, renegotiate certain terms or exercise any termination rights available under the contract.

Insurance and Flood Research Matter Along the Coast

Insurance should not be treated as a last-minute closing task, particularly when purchasing property near the coast.

Premiums and coverage availability can vary significantly depending on the property’s location, age, construction, roof condition, claims history and other underwriting factors.

Buyers should contact an insurance professional early enough to investigate:

• Homeowners or condominium coverage

• Wind and hail coverage

• Flood-insurance requirements

• Applicable deductibles

• Prior insurance claims

• Coverage limitations or exclusions

• Estimated annual premiums

A lender’s approval of the property does not necessarily mean the buyer will find the insurance cost acceptable. Obtaining quotes early can help prevent an unpleasant surprise shortly before closing.

Review HOA and Condominium Documents Carefully

When purchasing a home or condominium governed by an association, buyers are not only purchasing the property. They are also agreeing to follow the association’s governing documents and share in certain community expenses.

Important documents may include:

• Declarations, master deeds and restrictive covenants

• Bylaws and rules

• Current budgets

• Financial statements

• Reserve information

• Insurance certificates

• Meeting minutes

• Pending or recently completed assessments

• Litigation or major repair information

• Pet, parking and rental restrictions

Condominium buyers should pay particular attention to the building’s insurance, reserves, maintenance history and anticipated capital projects.

A well-maintained unit can still be affected by problems involving the overall building or association.

Investigate Rental Information and Restrictions

Many Grand Strand properties are marketed as primary homes, second homes or vacation-rental investments. Buyers interested in rental income should verify rather than assume how the property may be rented.

Relevant questions may include:

• Are short-term rentals permitted?

• Is there a minimum rental period?

• Are there local licensing requirements?

• Does the association restrict rental activity?

• Is the property currently subject to a rental-management agreement?

• Are future reservations already booked?

• What were the property’s actual rental results?

• Which expenses are deducted from gross rental revenue?

Rental projections are estimates—not guarantees. Buyers should review available rental ledgers, management agreements, fees, owner-use restrictions and historical expenses before relying on projected income.

Consider the Survey, Title and Property Boundaries

A survey may reveal conditions that are not obvious during a showing, such as encroachments, easements, setback issues or discrepancies involving fences, driveways and improvements.

The closing attorney will also examine title and address legal matters affecting ownership and transfer.

Depending on the property, buyers may need additional information regarding:

• Property boundaries

• Easements and rights of way

• Shared driveways

• Access rights

• Encroachments

• Dock or seawall responsibilities

• Unrecorded improvements

• Permits

• Zoning and intended use

These concerns can be especially important with older properties, waterfront homes, vacant land and properties that have undergone substantial additions or renovations.

Financing and Appraisal Are Separate Considerations

Due diligence, financing and appraisal are related, but they are not interchangeable.

A satisfactory inspection does not guarantee that the property will appraise at the contract price. An acceptable appraisal does not establish that the property is free from defects. Loan preapproval also does not guarantee final underwriting approval.

Buyers should remain responsive to their lender and provide requested documentation promptly. They should also understand the financing and appraisal provisions included in the contract, including any applicable deadlines.

Condominium financing may require additional review of the association, insurance, budget, ownership concentration and other project-level information.

Due-Diligence Fees and Earnest Money Are Not the Same

The original Realty Times article provides a helpful general overview, but real estate practices and contract forms vary by state.

Under the commonly used South Carolina REALTORS® residential contract, the due-diligence termination fee is generally a negotiated amount that becomes relevant when a buyer timely and properly exercises the contractual right to terminate during the due-diligence period.

It is not automatically an upfront payment credited toward closing.

Earnest money serves a different contractual purpose and is normally held in escrow under the terms of the agreement. Whether earnest money is returned, retained or disputed depends on the contract and the circumstances of the transaction.

Buyers should understand:

• The amount of earnest money

• When it must be deposited

• The due-diligence deadline

• The agreed termination fee

• How notice must be delivered

• What happens if the deadline is missed

Time is critical. Requesting repairs or continuing negotiations does not necessarily extend the due-diligence deadline. Any extension or modification should be documented in a written agreement signed by the parties.

The Goal Is an Informed Decision

Due diligence is not about searching for a perfect house. Every property has maintenance needs, limitations and ownership costs.

The goal is to understand what you are purchasing and decide whether the property, price, condition and associated responsibilities are acceptable to you.

A knowledgeable real estate professional can help coordinate the process, identify relevant questions, obtain available documents and keep track of contractual deadlines. Inspectors, lenders, insurance professionals, closing attorneys and other specialists also play important roles.

Thinking about buying a home or condominium along the Grand Strand? I can help you evaluate the property, organize the due-diligence process and make a more informed decision before closing.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Related reading: What to Know About Due Diligence in Real Estate

This article is provided for general informational purposes and is not legal, tax, insurance, lending or inspection advice. Contract terms and individual circumstances vary. Buyers should consult the appropriate licensed professionals regarding their specific transaction.

Homeownership remains an important goal across generations, but the path to buying or selling a home can look very different depending on a person’s age, finances, equity, family needs, and stage of life.

The National Association of REALTORS®’ 2026 Home Buyers and Sellers Generational Trends Report examines how Gen Z, Millennials, Gen X, Baby Boomers, and the Silent Generation are participating in today’s housing market.

Read the full NAR report:
https://www.nar.realtor/research-and-statistics/research-reports/home-buyer-and-seller-generational-trends

Baby Boomers Remain the Largest Group of Buyers

Baby Boomers accounted for 42% of recent home buyers, making them the largest generational group in the market.

Many older homeowners have accumulated substantial equity, giving them more flexibility when purchasing their next property. Some are downsizing, relocating closer to family, moving toward retirement destinations, or choosing homes that better fit their current lifestyle.

Baby Boomers also represented 55% of recent home sellers. Their decisions can therefore have a meaningful effect on both housing inventory and buyer demand.

First-Time Buyers Face a Difficult Market

First-time buyers represented only 21% of all recent buyers—the lowest share recorded since NAR began collecting the data in 1981.

Affordability remains a significant hurdle. Younger buyers may be balancing rent, credit-card debt, student loans, limited savings, and higher home prices while trying to accumulate a down payment.

Among the generational groups, 60% of Younger Millennial buyers were purchasing their first home. That is still a substantial share, but it was down from the previous year.

For first-time buyers, preparation is especially important. Reviewing credit, establishing a realistic monthly housing budget, speaking with a qualified lender, and understanding available loan programs can help determine what is achievable before the home search begins.

Millennials Are Moving Into Their Next Stage

Millennials are no longer one uniform group of first-time buyers.

Older Millennials are increasingly becoming move-up buyers. According to NAR, they had the highest median household income of any buyer generation and purchased the largest homes, with a median size of 2,100 square feet.

Many are now seeking additional bedrooms, home offices, better school access, outdoor space, or locations that work better for growing families. Those who already own a home may also be able to use accumulated equity toward their next purchase.

This creates a more complicated transaction when a buyer must sell one property before purchasing another. Careful pricing, financing, timing, and contingency planning become essential.

Gen X Buyers Are Balancing Multiple Priorities

Gen X represented 25% of recent buyers.

Members of this generation may be navigating career demands, college expenses, aging parents, adult children returning home, or retirement planning—all while making housing decisions.

Gen X buyers were the most likely generation to purchase a multigenerational home, with 19% doing so. These buyers may need flexible floor plans, additional bedrooms, first-floor living spaces, separate entrances, or enough room to accommodate several generations under one roof.

Gen Z Is Entering the Market on Its Own Terms

Gen Z accounted for a relatively small 4% of recent buyers, but its presence continues to grow.

NAR found that 35% of Gen Z buyers were single women, the highest percentage among the generations surveyed. Another 17% were unmarried couples.

These numbers reflect a broader shift: marriage and children are not necessarily prerequisites for homeownership. Younger adults may pursue ownership because they want stability, independence, control over their living space, or an opportunity to begin building equity.

Selling Decisions Also Change With Age

The reasons homeowners sell often evolve over time.

Younger sellers may move because of job changes, marriage, growing households, or the need for more space. Older sellers may be downsizing, retiring, reducing maintenance, or relocating closer to family and friends.

NAR found that sellers had typically owned their homes for 11 years before moving. Younger Millennials sold after a median of five years, while Older Boomers typically remained in their homes for 15 years.

The length of ownership can affect equity, property condition, tax considerations, and the seller’s ability to purchase another home.

Real Estate Guidance Remains Important Across Generations

Although buyers and sellers have access to more online information than ever, most still choose professional representation.

According to NAR:

• 88% of buyers purchased through a real estate agent
• 91% of buyers said they would use their agent again or recommend the agent
• 91% of sellers worked with a real estate agent
• Homes sold for a median of 99% of their final listing price

The specific guidance a client needs will vary. A first-time buyer may need help understanding financing and contracts, while a move-up buyer may need to coordinate a purchase with the sale of an existing home. An older homeowner may need assistance evaluating whether to sell, downsize, relocate, or remain in place.

What This Means for Grand Strand Buyers and Sellers

The Grand Strand attracts people from nearly every generation.

Some buyers are searching for their first home. Others are relocating for work, purchasing a larger property, investing in a vacation home, moving closer to the beach, or planning for retirement.

Likewise, local sellers may be moving up, downsizing, settling an estate, selling an investment property, or using their equity to begin the next chapter.

There is no single strategy that works for everyone. A sound real estate plan should reflect your finances, timeline, family needs, current property, and long-term goals.

Thinking About Your Next Move?

Whether you are buying your first home, selling a longtime residence, moving up, downsizing, or relocating to the Myrtle Beach area, the right preparation can help you make a more informed decision.

I would be glad to help you review your options and develop a strategy that fits your stage of life and the current Grand Strand market.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Buying a brand-new home can be exciting. You may have the opportunity to choose flooring, cabinets, countertops, fixtures, paint colors, appliances, and other finishes that make the property feel like your own from the day you move in.

However, the advertised base price may be only the beginning.

Model homes are designed to impress, and many of the features buyers see during a tour may be optional upgrades rather than standard builder selections. Understanding what is included—and what costs extra—can help you establish a realistic budget before visiting the builder’s design center.

Read the original Realty Times article:
https://realtytimes.com/consumeradvice/buyersadvice/how-much-will-new-home-upgrades-cost

What Is Included in the Base Price?

Before comparing new homes, ask the builder for a written list of the standard features included in the advertised price.

Pay close attention to:

• Flooring materials
• Cabinets and countertops
• Kitchen appliances
• Bathroom fixtures and tile
• Lighting and ceiling fans
• Interior trim and paint
• Garage-door openers
• Landscaping and irrigation
• Window treatments
• Patios, porches, and outdoor living areas

Do not assume that a feature displayed in the model home is included in the base price. Ask the builder or sales representative to identify which features are standard, upgraded, or available only with a different floor plan.

How Quickly Can Upgrade Costs Add Up?

The total cost depends on the builder, community, floor plan, materials, and number of changes selected.

One upgrade may appear manageable, but several seemingly modest selections can quickly increase the final price. Upgraded flooring, cabinets, countertops, appliances, lighting, bathroom tile, additional windows, and structural modifications can create a significant difference between the advertised price and the completed home price.

Buyers should establish an upgrade allowance before making selections. This creates a spending limit and helps prevent design-center decisions from pushing the home beyond a comfortable budget.

Prioritize Structural and Functional Upgrades

Some upgrades are easier and less expensive to complete during construction than after closing.

Consider prioritizing items such as:

• Additional rooms or expanded living areas
• Higher ceilings
• Additional windows or exterior doors
• Electrical outlets and dedicated circuits
• Plumbing connections
• Garage extensions
• Improved insulation or energy-efficiency features
• Changes to the kitchen or bathroom layout

Cosmetic items such as light fixtures, cabinet hardware, paint colors, and some flooring materials may be easier to replace later.

The right priorities will depend on your lifestyle, budget, and how long you expect to own the home.

Consider the Coastal Environment

When purchasing new construction along the Grand Strand, selections should not be based on appearance alone.

Ask the builder about roofing, windows, exterior materials, drainage, HVAC systems, moisture-resistant finishes, warranties, and maintenance requirements. Buyers should also understand the property’s flood-zone designation, insurance considerations, homeowners association requirements, and any community restrictions.

A feature that performs well in another market may require different maintenance or protection in a coastal environment.

Can Upgrades Be Included in the Mortgage?

Depending on the builder, lender, appraisal, and loan program, some upgrades may be incorporated into the purchase price and financed with the home.

That may reduce the amount of cash needed before closing, but it also increases the loan balance and monthly payment. Buyers should review the effect of proposed upgrades with their lender before finalizing selections.

The completed home must also support the contract price for appraisal purposes. A buyer should not assume that every dollar spent at the design center will automatically add an equal dollar of appraised value.

Will the Upgrades Increase Resale Value?

An upgrade may improve your enjoyment of the home without producing an equal financial return when the property is eventually sold.

Kitchens, bathrooms, storage, durable flooring, functional layouts, and energy-efficient features often appeal to a broad range of buyers. Highly personalized finishes may have a more limited audience.

It is also important to avoid over-improving the property compared with other homes in the neighborhood. The most expensive home in a community may have difficulty recovering the full cost of extensive upgrades at resale.

Build a Complete New-Home Budget

Your budget should include more than the base price and design-center selections.

Depending on the property, additional expenses may include:

• Closing costs
• Homeowners association fees
• Insurance premiums
• Window treatments
• Appliances not supplied by the builder
• Landscaping or fencing
• Furniture and décor
• Moving expenses
• Post-closing improvements
• Property taxes and utility deposits

Maintaining a separate contingency fund can also help cover unexpected expenses without disrupting the purchase.

Get Guidance Before Finalizing Selections

New construction contracts, upgrade agreements, deposits, allowances, completion dates, warranties, and inspection rights can vary significantly from one builder to another.

A real estate agent familiar with new construction can help you compare communities, evaluate the total cost, review comparable sales, identify questions for the builder, and consider how your selections may affect future marketability.

Thinking About Buying New Construction?

Before focusing on countertops and paint colors, make sure you understand the complete financial picture.

I would be glad to help you compare new construction opportunities throughout Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet, and the surrounding Grand Strand.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

Myrtle Beach continues to receive national recognition as a place where buyers may be able to enjoy the coastal lifestyle without the price tag found in many other beach communities.

A recent article from The Sun News highlighted Myrtle Beach as the only South Carolina city included among 10 affordable places in the United States to buy a beach home.

Read the full article:
https://bit.ly/3RUzRGK

Why Myrtle Beach Appeals to Homebuyers

Myrtle Beach offers much more than a place to vacation. The area attracts full-time residents, retirees, second-home buyers, and real estate investors because of its beaches, golf courses, restaurants, entertainment, mild winters, and broad selection of properties.

Buyers can find everything from efficiency and one-bedroom condominiums to townhomes, single-family residences, vacation homes, and luxury oceanfront properties. Moving a few blocks away from the ocean—or considering nearby communities such as Surfside Beach, Garden City Beach, Murrells Inlet, or Conway—can create even more options.

What Does “Affordable” Really Mean?

Affordability is relative, especially when purchasing property near the coast. The purchase price is only one part of the total cost of ownership.

Before buying a Myrtle Beach-area property, it is important to consider:

• Homeowners association dues and assessments
• Flood-zone location and elevation
• Homeowners, wind, hail, and flood insurance
• Property taxes
• Building condition and future maintenance
• Rental restrictions and local regulations
• Furnishings, renovations, and repair costs
• Whether the property will be a primary residence, second home, or rental investment

A condominium with a lower asking price, for example, may have substantial monthly HOA dues or upcoming assessments. A single-family home may not have HOA expenses but could require more exterior maintenance, landscaping, or insurance coverage.

The Grand Strand Is Not One Market

Although Myrtle Beach is frequently used to describe the entire Grand Strand, the area contains many distinct communities and property types.

Oceanfront condominiums, golf-course communities, inland neighborhoods, second-row beach homes, and properties along the marsh or inlet all have different pricing, insurance, maintenance, and rental considerations.

That variety is one of the area’s greatest advantages. Buyers can compare different locations and property types to find the combination of price, lifestyle, amenities, and long-term costs that works best for them.

National Recognition Can Also Benefit Sellers

Positive national attention helps keep the Myrtle Beach area visible to buyers throughout the country. Many Grand Strand purchasers begin their search from another state, often months before they are ready to visit properties in person.

For local homeowners considering a sale, continued exposure can help generate interest—but pricing still matters. Buyers have access to extensive market data and will compare a property’s condition, location, HOA expenses, insurance costs, and recent comparable sales before making an offer.

Thinking About Buying or Selling Along the Grand Strand?

An affordable asking price does not automatically make a property a good value. The best decision comes from evaluating the complete financial picture, understanding the property, and comparing it with current market alternatives.

Whether you are considering a primary residence, vacation home, investment property, or future sale, I would be glad to help you review the options and make an informed decision.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
www.dansinerealtor.com

A home that works perfectly for everyday living may not be presented in the best way for attracting buyers. That distinction can be difficult for homeowners because the furniture, décor, photographs, and personal touches that make a property feel like home can sometimes distract buyers from the features they are evaluating.

Decorating and staging have different goals

Decorating is personal. It reflects your preferences, memories, routines, and the way your family uses the home.

Staging is a marketing strategy. Its purpose is to help prospective buyers see the home’s space, layout, natural light, architectural features, and potential more clearly.

That does not mean your decorating choices are wrong. It simply means the property has a different job once it enters the market. Instead of being arranged primarily for your comfort, it must be positioned to appeal to the broadest practical group of qualified buyers.

What often changes before a home is listed

Preparing an occupied home for sale may include:

• Removing excess furniture to improve room flow
• Packing away some photographs and personal collections
• Simplifying shelves, countertops, and decorative displays
• Repositioning furniture to make rooms appear more spacious
• Using lighter or more neutral colors where appropriate
• Improving lighting and emphasizing the home’s best features
• Addressing minor repairs that could distract buyers

In many cases, effective staging is less about buying new furnishings and more about thoughtfully editing what is already there.

First impressions usually happen online

Most buyers will initially encounter a property through its listing photos. Rooms that appear bright, organized, spacious, and easy to understand are more likely to capture attention and encourage buyers to schedule a showing.

This is especially important in the Grand Strand market, where buyers may be comparing numerous primary residences, vacation homes, investment properties, and coastal condominiums online before visiting the area.

Strong presentation cannot change a home’s location, condition, or market value. It can, however, help buyers recognize its value more quickly and reduce visual distractions that could otherwise work against the seller.

Think of the home as a property being marketed

Once the decision to sell has been made, it can help to begin viewing the home as a product competing in the marketplace. Recommendations involving decluttering, furniture placement, photography, repairs, or staging are not criticisms of how you live. They are part of a broader strategy to position the property effectively against competing listings.

Realty Times recently published a helpful article explaining the difference between decorating a home for its occupants and staging it for prospective buyers. Read the full story here:

https://realtytimes.com/real-estate-news/why-living-in-a-home-and-selling-it-are-opposites

Preparing to sell along the Grand Strand?

Every property requires a different approach. Some homes need professional staging, while others may only need selective decluttering, furniture adjustments, minor repairs, or stronger photography.

As a REALTOR® with Dunes Realty Sales, I help sellers throughout the Grand Strand evaluate their property, understand the competition, and develop a practical marketing plan designed around the home and current market conditions.

If you are considering selling in Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet, or the surrounding Grand Strand area, contact me for a confidential conversation about your property and the steps that could help it make a stronger first impression.

Dan Sine, REALTOR®
Dunes Realty Sales
(843) 455-6319
dan@dansinerealtor.com
www.dansinerealtor.com