Every exemption, every millage, and the actual math on what a 65+ primary resident pays vs a second-home owner on the same Grand Strand property
Horry County has relatively high millage rates compared to many SC counties. But for qualifying 65+ buyers who make the property their primary residence, three separate tax advantages stack in ways that produce annual property tax bills that shock buyers coming from New Jersey, Ohio, Pennsylvania, or New York.
The three pieces — the 4% owner-occupant assessment ratio, the $50,000 homestead exemption for 65+ residents, and the school operating mill exemption for primary residents — each need to be filed separately. Most buyers who lose money do so not because they do not qualify, but because they file late or miss one of the three filings entirely.
South Carolina assesses primary residences at 4% of fair market value. Non-primary properties — second homes, investment properties, rentals — are assessed at 6%. On a $400,000 home, this alone cuts the assessed value from $24,000 to $16,000 before any other exemptions apply. The annual tax savings from this one filing alone run approximately $1,200–$1,800 depending on millage.
How to file: Submit SC Form PT-100 (Residential Property Return) to the Horry County Assessor's Office within the calendar year of purchase. Late filing means you pay the 6% rate for that tax year.
South Carolina residents who are 65 or older, legally blind, or permanently disabled qualify for a $50,000 exemption from the fair market value of their primary residence before assessment. On a $400,000 home, this reduces the 4%-assessed value from $16,000 to $14,000 (4% applied to $350,000 after the $50K reduction). The annual savings from this exemption alone run approximately $300–$600 depending on millage.
How to file: Submit the Homestead Exemption Application to the Horry County Auditor's Office by December 31 of the year you turn 65 (or the year of purchase if you are already 65+). This is a different office from the Assessor — the most common filing error is submitting both forms to the same place.
South Carolina law exempts primary residences from paying the school operating portion of the millage. In Horry County, school operating mills represent approximately 100–130 mills of the total millage rate. At $0.001 per dollar of assessed value per mill, this exemption saves primary residents approximately $1,400–$1,800/year on a $400,000 home compared to what a non-primary owner pays on school operating taxes. This exemption applies automatically once the 4% legal residence ratio is filed — no separate filing required.
| State of Origin | Typical Annual Tax — $450K Home | Horry County 65+ Primary | Annual Savings | 10-Year Savings |
|---|---|---|---|---|
| New Jersey | ~$9,000–$12,000 | ~$1,400–$1,800 | ~$7,600–$10,200 | ~$76K–$102K |
| Pennsylvania (SE) | ~$6,000–$9,000 | ~$1,400–$1,800 | ~$4,600–$7,200 | ~$46K–$72K |
| Ohio | ~$4,500–$7,000 | ~$1,400–$1,800 | ~$3,100–$5,200 | ~$31K–$52K |
| Michigan | ~$5,000–$7,500 | ~$1,400–$1,800 | ~$3,600–$5,700 | ~$36K–$57K |
| New York | ~$8,000–$14,000 | ~$1,400–$1,800 | ~$6,600–$12,200 | ~$66K–$122K |
Estimates based on statewide average effective rates applied to a $450,000 home. Your actual savings depend on your specific origin county, current assessed value, and Horry County final millage. These figures are for planning purposes — consult a local CPA for your specific situation.
| Filing | Where | Deadline | What Happens If You Miss It |
|---|---|---|---|
| 4% Legal Residence Ratio (PT-100) | Horry County Assessor | By January 15 of the year following purchase (effectively: file ASAP after closing) | Taxed at 6% rate for that full tax year — no retroactive correction |
| 65+ Homestead Exemption | Horry County Auditor | December 31 of the year you turn 65, or year of purchase if already 65+ | No exemption that year — file early to ensure processing |
| School Operating Exemption | Automatic with 4% filing | N/A — applies automatically | No separate action required |
All six communities covered on this site sit within Horry County, SC. The same property tax structure applies across all of them — Myrtle Beach, North Myrtle Beach, Murrells Inlet, Conway, and Little River are all in Horry County. Millage rates vary slightly by incorporated municipality vs unincorporated county, but the 4% ratio, homestead exemption, and school mill exemption apply uniformly.
Communities near the Brunswick County, NC border (Sea Trail, Brunswick Plantation) are in a different tax jurisdiction with different rules. If you are comparing SC and NC communities, the tax math runs differently — see the Horry County vs Brunswick County NC tax comparison →
| Community | Typical Price | Est. Annual Tax (65+ primary) | Est. Annual Tax (non-primary) |
|---|---|---|---|
| Del Webb Grande Dunes | $450K–$600K | ~$1,400–$2,100 | ~$5,400–$7,200 |
| Del Webb North Myrtle Beach | $450K–$650K | ~$1,400–$2,200 | ~$5,400–$7,800 |
| Cresswind Myrtle Beach | $330K–$480K | ~$1,100–$1,700 | ~$4,000–$5,800 |
| Seasons at Prince Creek West | $230K–$380K | ~$700–$1,300 | ~$2,800–$4,600 |
| Bridgewater | $200K–$500K | ~$600–$1,800 | ~$2,400–$6,000 |
| Myrtle Trace | $180K–$280K | ~$520–$900 | ~$2,200–$3,400 |
We can run the property tax math for your target home price at any Grand Strand community and compare it to your current state.
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