North Myrtle Beach, SC · Del Webb / PulteGroup · Est. 2021 · 535 homes planned · Active construction · The newer Del Webb on the Grand Strand — closer to the beach, newer homes, lower prices than Grande Dunes
Del Webb North Myrtle Beach opened in 2021, four years after Grande Dunes. That gap matters in concrete ways: the homes are newer construction with updated floor plan layouts, the amenity campus is brand new, and the community has more active construction energy — you are buying into something still being built rather than a largely settled community. For buyers who specifically want new construction, this is often the decisive factor.
The location in North Myrtle Beach rather than Myrtle Beach proper is a meaningful lifestyle difference. North Myrtle Beach has a quieter character — fewer tourist attractions, less traffic, more residential feel — while still being minutes from all the retail, dining, and medical infrastructure of the broader Grand Strand market. The beach proximity here is genuinely better: 5–10 minutes vs 10–15 minutes at Grande Dunes.
Del Webb at Grande Dunes has access to the private Ocean Club beach facility on the Atlantic. Del Webb North Myrtle Beach does not. Residents drive to public beach access points, which are 5–10 minutes away. For buyers who specifically valued the Grande Dunes Ocean Club, this is a real distinction — not just a technicality.
| Component | Estimate | Notes |
|---|---|---|
| Monthly HOA | ~$280–$320/mo (est.) | Verify current rate with sales office |
| Annual HOA | ~$3,360–$3,840/yr | Covers amenities, common area maintenance |
| Property tax (est. $550K, 65+ primary) | ~$1,000–$1,400/yr | Horry County — 4% ratio + $50K homestead + school exemption |
| Homeowners insurance | ~$2,200–$3,800/yr | Coastal SC rates; wind/hail exposure |
| Capital contribution (resale) | Varies — verify | Del Webb communities typically charge at closing |
| Est. annual housing cost (ex-mortgage) | ~$7,500–$9,500/yr depending on insurance and tax | |
A $550,000 primary residence in North Myrtle Beach (Horry County) for a 65+ buyer who files for the 4% legal residence ratio and homestead exemption: assessed value drops to approximately $20,000 (4% on $500K after $50K homestead), school operating mills are exempt, leaving approximately $1,000–$1,400/year in total property tax. A non-primary owner on the same home pays 6× more. File with the Horry County Assessor (4% ratio) and Horry County Auditor (homestead) separately within the year of purchase.
Brand new (2021+) clubhouse with gathering spaces, catering kitchen, billiards, card rooms, and event facilities.
Full cardio and strength equipment. Group fitness classes included in HOA. Personal training available at extra cost.
Zero-entry pool with lounge areas and hot tub. Year-round use in Grand Strand climate. Aqua fitness programming.
Year-round lap swimming. Aqua fitness programming in cooler months.
Multiple dedicated courts. Organized leagues and open play. One of the highest-use amenities from day one.
Lighted courts. Organized leagues and open play. Instruction available.
Dedicated courts with organized leagues and casual play.
Paths throughout the community. Golf cart-friendly infrastructure.
Enclosed off-leash area. Pet-friendly community throughout.
These two communities share the same builder, same HOA structure philosophy, and similar amenity packages. The differences come down to four things:
For buyers who will not use the Ocean Club regularly and do not specifically value waterway views, North Myrtle Beach is almost always the better financial decision — newer home for the same or lower price, closer to the beach. The Grande Dunes premium is justified only if the Ocean Club and Intracoastal setting genuinely matter to your lifestyle.
See the full comparison: Del Webb Grande Dunes vs Del Webb North Myrtle Beach →
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