Del Webb Grande Dunes, Del Webb North Myrtle Beach, Cresswind, Seasons at Prince Creek West — real HOA math, Horry County property tax breakdowns, SC senior exemptions, and the beach distance reality for every community.
The Myrtle Beach 55+ market spans 60 miles of coastline from Little River in the north to Pawleys Island in the south. This is not one market — it is five distinct micro-markets with different price points, community characters, beach access, and county tax implications. Understanding which part of the corridor fits your lifestyle is the first decision, not the last.
The market also crosses state lines. Brunswick County, NC communities like Sea Trail and Brunswick Plantation draw buyers who want coastal SC retirement lifestyle with NC location. The SC vs NC property tax comparison is meaningful and rarely explained well anywhere.
Del Webb North Myrtle Beach, Bridgewater. Active new construction. $200K–$800K. 5–10 min to beach.
Del Webb Grande Dunes, Cresswind at Market Common, Emmens Preserve. $200K–$1M+. 5–20 min to beach.
Surfside Beach Club, smaller communities. $200K–$450K. Quieter than Myrtle proper. 5–15 min to beach.
Seasons at Prince Creek West, Woodlake Village. $100K–$400K. Quieter coastal character. 15–20 min to beach.
Myrtle Trace, Myrtle Trace South. True 55+, deepest value tier. $150K–$300K. 25–35 min to beach.
Sea Trail, Brunswick Plantation. Cross-state border communities. $200K–$800K. Strong golf amenities.
A $400,000 primary residence in Horry County — what a 65+ buyer actually pays annually vs. what a second-home buyer or investor pays on the same property.
Del Webb Grande Dunes (2017) and Del Webb North Myrtle Beach (2021) are the same builder, different locations, different price points, different completion status. No competitor has done a real side-by-side. We did.
Most communities in this market are 5–25 minutes from the beach — not walking distance. Conway communities are 25–35 minutes. Buyers picturing ocean-front retirement need this clarified before they fall in love with a floor plan.
Only 10–12 of the 43 Grand Strand communities are true 55+ age-restricted under HOPA. The rest are age-targeted. The distinction affects everything from who your neighbors are to resale pool to HOA governance rights.
The stacked SC advantage — 4% primary ratio + $50K homestead + school mill exemption — saves qualifying buyers $3,000–$4,000/year vs a non-primary owner on the same home. You have to file separately for each piece.
Brunswick County NC communities are 5 miles north of the SC line. Horry County SC vs Brunswick County NC property tax math is not close. SC wins for primary residents 65+. Nobody has published the actual comparison.
Cresswind's Market Common adjacency is the most meaningful location advantage of any community in this market. Golf cart access to shops, restaurants, and the beach path. It matters — but it does not show up in price comparisons.
| Community | Type | HOA/Mo (est.) | Price Range | Beach | New Build? |
|---|---|---|---|---|---|
| Del Webb Grande Dunes | 55+ restricted | ~$280–$320 | $300K–$1M+ | 10–15 min | Yes — active |
| Del Webb North MB | 55+ restricted | ~$280–$320 | $400K–$800K | 5–10 min | Yes — active |
| Cresswind MB | Age-targeted | ~$220–$260 | $300K–$500K | 5–10 min (golf cart) | Resale only |
| Seasons Prince Creek W | 55+ restricted | ~$180–$220 | $200K–$400K | 15–20 min | Resale only |
| Bridgewater | Age-targeted | ~$150–$200 | $100K–$700K | 10–15 min | Yes — active |
| Myrtle Trace | 55+ restricted | ~$100–$150 | ~$200Ks | 25–35 min | Resale only |
HOA estimates based on published rates and community data. Verify current fees directly with each community before purchasing.
We can run the real cost numbers for any specific community and home price before you book a flight to Myrtle Beach.
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