Published November 2026 | By Abe Safa, Century 21 The Harrelson Group
Short answer: builders in Myrtle Beach offer incentives such as closing cost credits, rate buydowns, price reductions and upgrades, and the best value usually comes from comparing builders and timing your purchase well.
New construction is one of the best opportunities on the Grand Strand right now. Here is how to get the most from it.
I am Abe Safa with Century 21 The Harrelson Group, local since 1988, with over 1,300 closed transactions in 11 years. Call or text (843) 360-2145.
Why Now Is a Good Time to Buy New
From April 22 to November 4, 2026, 4,325 of the 9,930 single-family homes that came through the Grand Strand MLS were new construction, about 44%. In early November there were 913 active new homes to choose from, with a median asking price of $349,990, compared with $436,000 for resale. Plenty of choice, at a lower entry price, gives buyers room to find the right home and the right package.
New homes also sold for less per square foot than resale homes: a median of $188 compared with $208, in homes of about the same size.
Figures are from Coastal Carolinas MLS (CCMLS) data pulled November 4, 2026, for South Carolina listings on the Grand Strand.
The Incentives Builders Offer
| Incentive | What it is | When it helps most |
|---|---|---|
| Closing cost credit | The builder pays part of your closing costs, usually when you use its preferred lender or title company | Buyers who want to keep more cash at closing |
| Rate buydown | The builder pays to lower your mortgage rate, for the first years or for the life of the loan | Buyers focused on the monthly payment |
| Price reduction | A lower contract price, most common on completed homes | Buyers who want a lower loan balance and tax basis |
| Upgrades | Design center credits or included upgrades such as flooring, appliances or blinds | Buyers early in construction who want to choose finishes |
| Lot or option premiums | A reduced premium on a pond, preserve or corner lot | Buyers who care most about the location within the community |
Builders change their offers often, sometimes monthly, and they differ by community. Ask for the current incentives in writing and note the date they expire.
How Much Room Is There?
New construction homes sold at a median of 97.4% of their original list price, and about 71% sold below their original list price. The typical gap was about 2.6%. Resale homes sold at 95.9%, but resale sellers rarely add incentives on top. Many builders offer incentives in addition to the price.
It varies by builder. This is how the listing builders with the most sales compared, using homes the MLS lists as new construction:
| Listing builder | New homes sold | Median sold vs. original list | Median sold price |
|---|---|---|---|
| Ryan Homes | 142 | 100.1% | $531,219 |
| Pulte Homes | 146 | 100.0% | $520,992 |
| Toll Brothers | 59 | 98.4% | $610,897 |
| Mungo Homes | 101 | 97.5% | $409,900 |
| DR Horton | 904 | 97.3% | $321,500 |
| Beazer Homes | 98 | 97.3% | $412,450 |
| Meritage Homes | 126 | 93.7% | $339,000 |
| Lennar | 228 | 92.5% | $260,000 |
Builder sources: drhorton.com, ryanhomes.com, lennar.com, meritagehomes.com, beazer.com, mungo.com and tollbrothers.com. Del Webb communities are built by Pulte; see Del Webb.
Builders that sold at or near full price usually have strong demand in a specific community, so the value often comes as upgrades or closing cost help instead of a lower price. Builders that sold further below list often have more completed homes available, and that is where price conversations are most productive.
Five Ways to Get the Best Package
1. Look at quick move-in homes
About 16% of new listings were still under construction and about 5% were not yet started. Homes that are finished, or close, are the ones builders most want to close, and they often carry the strongest incentives. They also let you move in within weeks.
2. Compare the total value
A $15,000 credit toward closing costs, a lower rate for two years and $10,000 off the price are very different deals. Put each offer in dollars over the time you plan to own the home. A mortgage calculator helps with the payment side.
3. Get a second loan quote
Of the new homes that sold, 1,490 used conventional loans, 480 were cash, 353 FHA, 206 VA and 35 USDA. Whatever loan you use, get a quote from the builder's preferred lender and from an outside lender. Then compare rate, fees and incentives together. get pre-approved first so you know your number.
4. Pick upgrades that matter
Upgrades that are hard to add later, such as structural options, extra outlets, ceiling height or a larger lot, are usually worth more in the contract than cosmetic items you can change later.
5. Inspect even though it is new
Schedule an independent inspection before drywall, a final inspection before closing and a warranty inspection before the first-year warranty ends. Builders fix what is found while they are still on the hook.
How We Help New Construction Buyers
We register with the builder at your first visit, so you have your own representation from day one. We compare communities and builders using closed sales, gather each builder's current incentives, and help you weigh price, rate and upgrades in dollars. We read the builder's contract with you, because it is the builder's form and not the standard South Carolina contract, and we coordinate inspections and the final walkthrough. Read why to bring your own agent to the model home and see where new construction is being built around Myrtle Beach.
Still deciding between new and resale? Compare a new construction townhome or resale condo, or read about building a custom home vs. buying resale.
What Buyers Say
Clients describe Abe and the team as trustworthy, straightforward and responsive. The team is top-rated on Google and Zillow, Abe has more than 270 client reviews on Realtor.com, and he has closed over 1,300 transactions in 11 years. These are reproduced from published client reviews.
- "Second time working with Abe. Professional, knowledgeable, and personable. He is extremely prompt with returns and knows the Myrtle Beach real estate market inside out." F. Gallipani, verified Zillow review
- "Abe's knowledge of local and national trends was very valuable. His guidance was immensely helpful in our Myrtle Beach transaction." D. Warnock, verified Zillow review
- "Abe is the best realtor I’ve dealt with in over 30 years of buying and selling property. Knowledgeable, courteous, and professional." F. Vucci, verified Zillow 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.
Frequently Asked Questions
How do builder incentives work in Myrtle Beach?
Builders offer incentives such as closing cost credits, mortgage rate buydowns, price reductions and design upgrades to help buyers say yes. Many are tied to using the builder's preferred lender or title company, and the largest are often on completed homes the builder wants to close. Ask each builder for its current incentives in writing and compare the total value, not just the headline.
Can you negotiate the price of a new construction home in Myrtle Beach?
Often, yes, especially on completed homes. In MLS data from April 22 to November 4, 2026, new construction homes on the Grand Strand sold at a median of 97.4% of their original list price, and about 71% sold for less than the original list price. How much room there is depends on the builder, the community and how long the home has been finished.
Is a rate buydown better than a price reduction?
It depends on your plans. A buydown usually lowers your monthly payment more in the early years, which helps if you plan to keep the loan. A price reduction lowers your loan balance and your property tax basis, which helps if you expect to refinance or sell sooner. Ask your lender to run both side by side.
Do I have to use the builder's preferred lender?
No, but incentives are often tied to it. Get a quote from the preferred lender and from at least one outside lender, then compare the rate, fees and the value of the incentive together. Sometimes the builder's package wins, and sometimes an outside loan does.
Should I get an inspection on a new construction home?
Yes. A builder's municipal inspections check code, not workmanship. An independent inspector before the drywall goes up, another before closing, and a warranty inspection before the builder's first-year warranty ends can catch problems while the builder still has to fix them.
Who can help me negotiate with a builder in Myrtle Beach?
Abe Safa and the Abe Safa Sales Team at Century 21 The Harrelson Group, local since 1988, have closed over 1,300 transactions in 11 years and are top-rated on Google and Zillow. The team works with buyers in new construction communities across the Grand Strand and will compare builders, incentives and lenders with you. Call or text (843) 360-2145.
