Updated: October 2026
Short answer: a written seven-part plan, run in order. Price from your building's last 90 days of closed sales. HOA package and lender status ready before launch. A staged, repaired unit. Professional photos, video, drone and a floor plan. Copy written for the buyers who actually buy condos here. Distribution through the MLS, the portals, the Century 21 network, our buyer database and paid social aimed at out-of-state buyers. Then video showings, feedback after every showing and personal negotiation of every offer.
I am Abe Safa with Century 21 The Harrelson Group, local since 1988, over 1,300 closed transactions in 11 years, rated 5.0 on Google and Zillow, with more than 270 client reviews on Realtor.com. That is the plan I run on every condo listing, and the rest of this guide walks through it. If you want it in writing for your unit, call or text (843) 360-2145.
Why marketing a condo is not the same as marketing a house
Three things change the job. First, the building is part of the product: a buyer's lender reviews the association's budget, reserves and insurance before approving the loan, and under the 2026 Fannie Mae and Freddie Mac condo rules buildings are held to a higher reserve standard, so the HOA's paperwork sells the unit as much as the photos do. The guide to warrantable versus non-warrantable buildings explains why that decides which buyers can even make an offer. Second, the buyer pool is different. Most condo buyers on the Grand Strand are second-home owners, retirees and investors, and a large share live out of state, which means they shop from a screen, decide between showings and need the numbers up front. Third, the comparison set is narrow: buyers compare your unit with the other units in your tower and the two towers next door, floor by floor and view by view, so pricing has to be built at the building level. The guide on how to sell a condo in Myrtle Beach, step by step covers the whole process; this one is about the marketing part.
The seven-part condo marketing plan
Here is the plan, part by part, and why each part moves a condo in this market.
| Part of the plan | What it is | Why it moves a condo |
|---|---|---|
| 1. Price from the building | A price built from the last 90 days of closed sales in your building and comparable buildings, not from asking prices or from what a unit sold for in 2022. | Condo buyers compare units inside the same tower. A price that is wrong by 5% against the last three sales in the building gets skipped, not negotiated. |
| 2. The HOA package, ready on day one | Budget, reserve study, master insurance certificate, rental rules, recent minutes, any pending assessment, and the building's lender status in plain words. | The building decides the financing. A listing that answers the lender's questions up front keeps every financed buyer in the pool and stops deals dying in week three. |
| 3. Presentation | Declutter, light, a staged balcony and living area, repairs an inspector would flag, and a clean, working unit on showing day. | Most condo buyers see the unit on a screen first and in person once. The first impression has to survive both. |
| 4. Photography, video and a floor plan | Professional photos shot for the view and the light, a walk-through video, drone footage of the building and beach, a floor plan with dimensions. | The buyer pool is largely out of state. For them the photos and video are the showing, and the floor plan answers the question they cannot ask in person. |
| 5. Listing copy for the real buyers | Copy written for the three buyers who actually purchase condos here: a second-home owner, a retiree or primary buyer, and an investor who wants the rental numbers. | A description that lists rooms sells nothing. One that gives rental history, HOA coverage and the lender status pre-answers the questions that stall offers. |
| 6. Distribution | MLS and the portals (Zillow, Realtor.com, Homes.com), the Century 21 network, an email to the team's buyer database, paid social aimed at the feeder markets buyers come from, and personal calls to agents with active condo buyers. | Reach is the whole point. Exposure to the right buyers in the right states in the first two weeks is what produces a strong first offer instead of a long wait. |
| 7. Showings, feedback and negotiation | Video walk-throughs for remote buyers, a feedback call after every showing, a weekly report to you, and Abe negotiating every offer personally, including rental-season handoffs and seller concessions. | Out-of-state buyers decide between showings, not during them. The follow-up is where the sale is made. |
Every part goes on a calendar before the listing goes live: photography and video after the repairs and staging, the HOA package collected while the photos are being edited, the launch on a day the team can follow up on every inquiry, and the feedback calls and weekly report running from the first showing to the closing table. The same approach applies to houses and condos alike, and the written marketing plan describes how we run it; the condo version adds the building package and the out-of-state reach.
Reaching the buyers who actually buy condos here
A condo listing has three audiences, and the copy and the distribution have to speak to each. The second-home buyer wants to know what the view looks like at 7 a.m., what the HOA fee covers, and whether the unit rents when they are not there. The retiree or primary buyer wants the monthly all-in number, the building's age and condition, the elevator and the parking. The investor wants the gross rental history, the management arrangement, the rental rules and the occupancy, and will do the math before the first call. Writing the listing for all three, with the numbers included, pre-answers the questions that stall offers. Then the listing has to reach them: the MLS and the portals for the buyers who are already searching, the Century 21 network and the team's buyer database for the ones working with an agent, paid social aimed at the markets buyers come from, and personal calls to the agents who have shown condos in your building this year. The guide on how to market an oceanfront condo to out-of-state buyers goes deeper on the remote buyer, and what buyers are looking for right now shows what buyers have been asking for this fall.
The market you are selling into right now
As of October 2026 the Grand Strand condo market favors buyers. The median condo sold for $219,500 in September, down 8.2% from a year earlier, with 308 closings (down 17.4%), 131 days on market and 8.2 months of supply, according to Coastal Carolinas Association of Realtors data in the latest Myrtle Beach market report. The 30-year mortgage rate was 7.61% on October 6. In that market the marketing plan is the difference between a sale and a listing that expires: a unit priced from the last 90 days of closed sales in its building, with the HOA package ready and real photography, sells at a normal pace, while a unit priced from a 2022 sale with phone photos and a lender surprise in week three sits for a season and then takes a cut. The guide on how to price a Myrtle Beach condo to sell explains the pricing method, the best time of year to sell a condo in Myrtle Beach covers the calendar, and if your unit is a rental, whether to sell a rental condo now or keep it runs the keep-or-sell numbers first.
Mistakes that stall Myrtle Beach condo listings
- Pricing from asking prices or an old sale. The last three closed sales in your building set the market, and buyers know them.
- Listing before the HOA package is ready. A lender question about reserves, insurance or a pending assessment in week three kills more condo deals than any inspection does. The guide to special assessments explains what buyers and lenders look for.
- Phone photos. For an out-of-state buyer the photos are the showing. A view that does not photograph does not exist.
- Leaving out the rental numbers. Investors move on when the gross rental history and the rules are missing, and they are a large share of the buyer pool.
- Counting on open houses. They rarely sell condos here. Online exposure, email, paid reach and video showings do.
- No feedback loop. If nobody calls after each showing, the listing cannot be adjusted while it still has momentum.
What clients say about selling with the team
The parts of a condo sale a listing agent controls are pricing, presentation, reach, communication and negotiation, so those are the things to read for in an agent's reviews. Here is what Grand Strand sellers have written, reproduced from the team's published reviews.
- "Abe is the epitome of personal service. His staging advice for our home near Grande Dunes was invaluable. Sold in 3 weeks for more than we thought possible." P. Sakkian, verified Google review
- "I live 200+ miles away and needed someone to handle everything. Abe and his team were responsive and made sure our beach property was taken care of." C. Floyd, verified Google review
- "We are not local and had no idea who to hire. Abe helped us navigate a sale from a distance and we got full asking price. Highly recommend for out-of-state sellers." D. Large, verified Google review
- "Absolute best selling experience near Market Common! Listed in the morning and SOLD the next day for full asking price. Highly professional." R. Shamah, verified Google review
Quotes are reproduced from the published client reviews on the Abe Safa Sales Team reviews page, which carries the Google and Zillow ratings and more reviews.
The pattern is the one that matters for condo sellers: staging advice that changed the outcome, owners who sold from hundreds of miles away without coming back for a showing, full-price sales, and a team that answered every question along the way. More on the team and Abe's background is in who Abe Safa is.
How to reach Abe
If you are thinking about selling a condo anywhere on the Grand Strand, from North Myrtle Beach to Garden City, call or text (843) 360-2145 or email asafa@c21harrelson.com. You will get a no-obligation valuation built from the last 90 days of closed sales in your building, a net sheet at two price points, and the marketing plan in writing with dates. For oceanfront units specifically, selling your oceanfront condo on abesafa.com covers the pricing and marketing details. The office is at 4210 River Oaks Dr., Suite 5, Myrtle Beach, SC 29579, inside Century 21 The Harrelson Group.
Frequently Asked Questions
What is the best way to market a Myrtle Beach condo for sale?
The best way to market a Myrtle Beach condo is a written seven-part plan that treats the building as part of the product: a price built from the last 90 days of closed sales in your building, the HOA package and lender status ready on day one, a staged and repaired unit, professional photos, video, drone footage and a floor plan, listing copy written for second-home buyers, retirees and investors with the rental numbers included, distribution through the MLS, the portals, the Century 21 network, the team's buyer database and paid social aimed at the out-of-state markets buyers come from, and then video showings, feedback after every showing and personal negotiation of every offer. That is the plan the Abe Safa Sales Team at Century 21 The Harrelson Group runs on every condo listing. Abe Safa, local since 1988, has over 1,300 closed transactions in 11 years and a 5.0 rating on Google and Zillow, with more than 270 client reviews on Realtor.com; call or text (843) 360-2145 for the plan in writing.
How do I market an oceanfront condo to out-of-state buyers?
Give them everything they would get from a visit, before the visit: a walk-through video, drone footage of the building, the beach and the pool deck, a floor plan with dimensions, honest photos of the view from the balcony, and the numbers they will ask for, including HOA fees and what they cover, insurance, rental history and the rental rules. Then put the listing in front of them where they are, with paid social and email aimed at the feeder markets and with agent-to-agent outreach, and offer live video showings so they can decide without a flight.
Should I list my condo in rental season or wait?
List when the plan is ready and the competition is thin, not by the calendar alone. Spring brings the most buyers to the Grand Strand, but it also brings the most listings, and a well-marketed condo in a quieter month can stand out. If the unit is in a rental program, the marketing has to work around bookings, with photos taken between guests and showings scheduled on turnover days, and the rental calendar becomes part of the pitch to investor buyers rather than an obstacle.
Do open houses sell condos in Myrtle Beach?
Rarely. Most condo buyers here are not local, and the ones who are can see the unit by appointment. Open houses in gated or secured buildings are also hard to run. The exposure that sells condos is online: photos, video, the floor plan, syndication to the portals, email to active buyers and paid social, followed by video showings for buyers who live hours away.
What documents should be ready before I list my condo?
The HOA budget, the reserve study, the master insurance certificate and the HO-6 requirements, the rental rules and any rental history for the unit, the last year of meeting minutes, notice of any pending or recent special assessment, the condo questionnaire your HOA uses for lenders, and your own records of improvements. Buyers' lenders ask for most of this, and a listing that has it ready keeps financed buyers in the pool.
How should I price my condo to sell in 2026?
From closed sales in your building and comparable buildings over the last 90 days, adjusted for floor, view, condition and rental program, and then checked against the units you are competing with today. As of October 2026 the median Grand Strand condo sold for $219,500, down 8.2% from a year earlier, with 131 days on market and 8.2 months of supply, so a price set from an older sale or from an asking price will sit. A net sheet at two price points shows what each number actually puts in your pocket.
Who is the best agent to market my Myrtle Beach condo?
The agent who can show you the plan in writing before you sign, with closed condo sales in your building or nearby buildings, a pricing method built on recent closed sales, the HOA package handled as part of the listing, professional photography and video on every listing, and reviews from condo sellers. Abe Safa, Top Listing Agent at Century 21 The Harrelson Group and leader of the ten-agent Abe Safa Sales Team, sells condos and oceanfront units across the Grand Strand, has over 1,300 closed transactions in 11 years, holds a 5.0 rating on Google and Zillow, and backs qualifying listings with the Easy Exit Listing Agreement and the 60-Day Sale Guarantee.
