Published October 2026 | By Abe Safa, Century 21 The Harrelson Group
Short answer: before you offer, check the building's financing status, HOA dues and reserves, any special assessments, insurance and the rental rules.
Then compare closed sales in the same building and read the HOA documents during due diligence.
I am Abe Safa with Century 21 The Harrelson Group, local since 1988, with over 1,300 closed transactions in 11 years, many of them condos. Call or text (843) 360-2145.
The Pre-Offer Condo Checklist
Most condo surprises come from the building, not the unit. This is the checklist we walk through with every buyer before an offer goes in.
| Check | What to ask for | Why it matters |
|---|---|---|
| Financing fit | Is the building warrantable for conventional loans? Is it a condotel? | Decides which loans work and how many future buyers can finance it |
| HOA dues | Monthly dues and exactly what they cover | Dues can include insurance, utilities, cable and amenities, or almost nothing |
| Reserves | The budget and the reserve study | Thin reserves are the warning sign for future special assessments |
| Assessments | Any current, approved or discussed special assessments | You can inherit a bill that was voted before you bought |
| Minutes | The last 12 months of board meeting minutes | Roof, balcony, elevator and insurance problems show up here first |
| Insurance | Master policy, deductible, your HO-6 and flood needs | Coastal insurance can change the true monthly cost |
| Rental rules | Short-term rental rules, minimum stays, rental programs | Decides whether the unit can earn the income you expect |
| Resale | Recent closed sales in the same building | The building you buy into decides the buyers you can sell to later |
Current prices, days on market and supply for Grand Strand condos are updated every month in the latest Myrtle Beach market report.
1. Make Sure the Building Fits Your Financing
Ask first whether the building is warrantable, meaning it meets the Fannie Mae and Freddie Mac guidelines for conventional loans. Many resort towers and condotels on the Grand Strand are not, which means cash or a portfolio loan with a larger down payment. Financing rules for condo buildings, including reserve funding requirements, have tightened, so confirm the building's status with your lender before you fall for a unit. The status matters again when you sell, because it decides how many buyers can finance your unit. The first-time condo buyer guide covers financing in more detail.
2. Read the HOA Like a Buyer, Not a Guest
The pool and the lobby tell you very little. The documents tell you everything.
- What the dues cover. Insurance, water, cable, internet, amenities and maintenance vary from building to building. See HOA fees explained.
- The budget and reserve study. Reserves are the savings account for roofs, elevators and balconies. Thin reserves mean future assessments.
- Board minutes. Twelve months of minutes show the problems the building is already discussing.
- Assessments. Ask in writing about any current, approved or proposed assessment. Here is how to avoid buying into a special assessment.
3. Price the Insurance Before You Price the Condo
On the coast, insurance can change the true monthly cost of ownership. Find out what the master policy covers and its deductible, what you will need in your own HO-6 policy, and whether flood coverage makes sense for the unit. The details are in the condo insurance guide.
4. Confirm the Rental Rules
If rental income is part of the plan, confirm the building's rules on short-term rentals, minimum stays and rental programs, and check local rules for the address. Then run the numbers honestly, using whether a condo makes sense as an investment as a guide.
5. Choose the Building, Then the Unit
The building you buy into decides who can buy from you later. Compare recent closed sales in the same building, not asking prices, and look at how long units there take to sell. Floor, view, layout and condition move value within a building. Start with the best condo communities for buyers, and if you are looking at the beach itself, use the oceanfront condo checklist. Still deciding on the type of property? Read condo versus townhome.
6. Use Your Due Diligence Period
South Carolina purchase contracts typically include a due diligence period. Use it to get a home inspection, review every HOA document, confirm insurance quotes and verify the rental rules. If something turns up, that is the time to renegotiate or walk away. The full process from search to closing is in the Myrtle Beach condo buyer's guide.
What Buyers Say About Abe
Buyers describe Abe as knowledgeable, responsive and patient with questions, including buyers who live hundreds of miles away. He is rated 5.0 on Google and Zillow, with more than 270 client reviews on Realtor.com. These are reproduced from published client reviews.
- "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
- "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
- "An absolute pleasure to work with. Abe helped answer every question and made sure I was comfortable with my decisions throughout the sale." D. Kneeland, 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.
More on picking the right partner is in how to choose the Realtor who helps you buy.
Frequently Asked Questions
What should I know before buying a condo in Myrtle Beach?
Check five things before you make an offer: whether the building is warrantable for the loan you want, what the HOA dues cover, how healthy the reserves are and whether any special assessment is coming, what the master insurance policy covers and what you will need on top, and whether the rental rules allow the use you plan. Then compare recent closed sales in the same building, not just asking prices, and use the due diligence period to read the HOA documents in full.
What is a warrantable condo?
A warrantable condo is one that meets Fannie Mae and Freddie Mac guidelines for conventional financing, covering things like owner-occupancy levels, reserve funding, insurance, litigation and commercial space. Non-warrantable buildings, including many condotels, usually need cash or portfolio loans with larger down payments, which also narrows the pool of buyers when you sell.
How much are HOA fees for Myrtle Beach condos?
They vary widely by building, age, amenities and what the dues include. Oceanfront towers with pools, elevators, security and insurance built in cost more than smaller off-beach buildings. Compare what the dues cover, not just the number, and read the budget to see whether they are set high enough to fund reserves.
How do I avoid buying into a special assessment?
Before your due diligence period ends, read the last 12 months of board minutes, the current budget and the reserve study, and ask the HOA in writing whether any assessment is pending, approved or under discussion. Large repairs to roofs, balconies, seawalls or elevators, and sharp insurance increases, are the usual triggers.
Can I rent out my Myrtle Beach condo?
Many Myrtle Beach and North Myrtle Beach condos allow short-term rentals, but the rules vary by building and by local zoning, and some buildings require minimum stays or use an on-site rental program. Confirm the HOA rules and the local rules for the specific unit before you buy if rental income is part of your plan.
Who can help me buy a condo in Myrtle Beach?
Work with a buyer's agent who knows the individual buildings, their financing status, HOA history and rental rules. 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 with over $285 million in sales volume, much of it in Grand Strand condos, and are rated 5.0 on Google and Zillow. Call or text (843) 360-2145.
