Conway, SC · HOPA Age-Restricted 55+ · 518 homes · Resale only · ~$200Ks · The longest-established true 55+ community in the Grand Strand market — inland Conway, maximum financial efficiency, 25–35 min from the beach
Myrtle Trace was established in 1980 — making it the oldest continuously operating true 55+ community in the Grand Strand market. Built out between 1980 and 2005 across 518 homes in Conway, it predates Del Webb's arrival in the market by nearly four decades. The community has an established culture, a deeply social resident base that has built relationships over years and decades, and home prices that represent the lowest entry point in any HOPA-certified community in this market.
Conway is an inland city 15–20 miles from Myrtle Beach proper. The drive to the nearest Atlantic beach access runs 25–35 minutes depending on traffic and which beach. For buyers who are genuinely beach-oriented, this drives Myrtle Trace off their list quickly. For buyers who want coastal South Carolina retirement, the SC senior tax advantages, and maximum financial efficiency — and who visit the beach occasionally rather than daily — Myrtle Trace is the strongest value proposition in the market.
Conway has its own distinct identity: a small historic city with a genuine Main Street, Coastal Carolina University, a riverfront boardwalk on the Waccamaw River, and a quieter pace than the resort-driven beach towns. Buyers who visit Conway expecting Myrtle Beach will be surprised in both directions — less tourist infrastructure, but also a more authentic small-city feel that many retirees strongly prefer.
| Component | Estimate | Notes |
|---|---|---|
| Monthly HOA | ~$100–$150/mo (est.) | Verify current rate — fully resident-governed community |
| Annual HOA | ~$1,200–$1,800/yr | Lowest in the market by a significant margin |
| HOA savings vs Del Webb (annual) | ~$1,800–$2,400/yr less | $150–$200/month below Del Webb HOA |
| Property tax (est. $220K, 65+ primary) | ~$450–$650/yr | Horry County — 4% + $50K homestead + school mills exempt |
| Homeowners insurance | ~$900–$1,600/yr | Inland Conway — lowest wind exposure in the market |
| Est. annual housing cost (ex-mortgage, $220K home) | ~$2,600–$4,100/yr | |
A $220,000 Myrtle Trace home vs a $450,000 Del Webb Grande Dunes home: the purchase price difference alone is $230,000. Add $150/month less in HOA ($36,000 over 20 years), lower property taxes (~$600/year less = $12,000 over 20 years), and lower homeowners insurance (~$1,500/year less = $30,000 over 20 years). The total 20-year financial advantage of Myrtle Trace over Grande Dunes on comparable retirement living exceeds $300,000. For buyers on fixed incomes where this difference is meaningful, the math is impossible to dismiss.
Myrtle Trace draws primarily from Pennsylvania, Ohio, and Michigan — the same feeder states that built the community in the 1980s and 1990s and that continue to refer friends and relatives today. Buyers in their 70s with fixed retirement income, couples who want a simple, low-maintenance home in a safe 55+ community near the coast, and buyers whose retirement budget requires minimizing monthly costs while maximizing life quality are the core Myrtle Trace buyer.
Younger buyers (early 60s) often look at Myrtle Trace and decide the lower amenity footprint and inland location are not right for their stage of retirement. They frequently return 5–10 years later when financial efficiency has moved up their priority list. The community has seen this pattern for 40 years.
We can run the true 20-year cost comparison between Myrtle Trace and any other Grand Strand community.
Talk to a Specialist