Selling in Conway: Compete With New Construction
New construction is popping up across Conway, and it can feel like you’re competing with shiny model homes and builder perks at every turn. If you’re preparing to sell, you want a clear plan that keeps your resale in the spotlight without giving away your bottom line. In this guide, you’ll learn how to price against new builds, choose smart upgrades, structure incentives, and market the advantages only an established Conway home can offer. Let’s dive in.
New construction attracts many buyers who want modern layouts, new systems and appliances, and builder warranties. Some builders also offer closing-cost help, temporary rate buydowns, and attractive finish packages. When a finished home is available now, immediate occupancy can be a bonus. Other times, long lead times can push buyers toward a move-in-ready resale.
Existing homes still win for buyers who value mature landscaping, larger lots, established neighborhoods, and location benefits. Many buyers appreciate immediate occupancy, lower HOA fees, and unique features you don’t see in a new community. Investors and some second-home buyers also like resales for rental history and faster cash flow. Preferences vary by buyer segment, so your strategy should speak to the right audience.
When you and your agent build a CMA, include new-construction activity in your competitive set. Compare price per finished square foot, but adjust for lot size, effective age, condition, and what’s included. Builders may fold in incentives that affect the real value. Knowing those details helps you position your price with confidence.
Create a simple breakdown that shows what buyers would pay to add the features your home already includes. For example, list included appliances, window treatments, landscaping, fencing, storage, or upgraded flooring. Buyers compare numbers. When you make the comparison easy, your value stands out.
A targeted credit can beat a big list-price drop. Consider a closing-cost credit, a temporary rate buydown, or a one-year home warranty. These can lower a buyer’s monthly payment and ease concerns without eroding your net as much as a large price reduction.
A pre-listing inspection reduces uncertainty and speeds negotiation. It shows you’re transparent, and it helps you address issues on your terms instead of under pressure after the buyer’s inspection. Share a summary and receipts for any repairs you complete.
Tackle safety items and major systems first. Low-cost cosmetic improvements are almost always worth it for staging and photos. For optional upgrades, consider a well-explained credit that lets buyers personalize. Clarity prevents back-and-forth and keeps your deal on track.
Keep permits, invoices, and service records for roof, HVAC, water heater, electrical, and plumbing. Organized documentation reassures buyers and supports your appraisal.
Focus on projects that deliver strong visual impact at a reasonable cost:
Add simple efficiency and peace-of-mind touches. A smart thermostat, clean HVAC filters, and recent service records for major systems go a long way. Consider offering a transferable home warranty for the first year.
You can echo the benefits buyers expect from new construction:
These incentives help buyers compare your home favorably to a model down the street.
Showcase what your location offers that many new communities can’t match. Proximity to downtown Conway and the Riverwalk, everyday access to local shops and restaurants, and a short drive to Myrtle Beach and Grand Strand amenities are powerful draws. If you’re near commuting corridors like US 501 or SC‑544, include realistic drive times buyers can use to plan their day.
Many buyers love established streets with mature trees, privacy, and a stable community feel. If your home has lower HOA fees or no HOA, note it clearly. If nearby subdivisions are still building out, highlight the quiet you enjoy without ongoing construction activity.
Invest in professional photos, floor plans, and a virtual tour. Use photo captions to call out included upgrades, storage solutions, and outdoor living spaces. Add a short neighborhood guide that mentions parks, everyday conveniences, and local favorites. Help buyers picture their daily life beyond the four walls.
Many buyers want to understand flood risk and insurance costs. Know your property’s flood zone designation and be prepared to share any elevation certificates or flood insurance history you have. If you’ve completed storm-related repairs or installed impact-resistant features, document them.
Confirm whether your home is on public sewer or septic. If septic, gather pumping records and permits. Clear answers keep your deal moving and reduce surprise costs for the buyer.
Collect permits for big-ticket updates such as additions, HVAC, and roof replacements. If your property is within a local historic district, understand any guidelines that may apply. Buyers appreciate clarity about what is and is not allowed.
Provide upfront details on HOA fees, covenants, and rules. If there are planned developments or infrastructure projects nearby, be ready to discuss what you know and where to verify.
Create an appraisal packet that includes your upgrades, receipts, and recent comparable sales for both resales and new builds. Builders sometimes sell with incentives that affect appraised value, so having a clean record of your improvements helps justify your price. Ask your agent to confirm the buyer’s financing type early and track key milestones.
Your pre-inspection sets the tone. You can further reduce friction by offering a capped repair credit for small items and showing receipts for work already completed. This keeps your net predictable and protects momentum.
If local builders have longer delivery timelines, emphasize quick occupancy in your marketing and in agent remarks. Host an open house and invite virtual tours to highlight your mature lot, privacy, and neighborhood character that a model home cannot replicate.
Track recent builder sales, incentives, and delivery dates nearby. If needed, match targeted perks rather than dropping price across the board. If you expect multiple offers, consider flexible possession terms or an appraisal-gap strategy your agent can help structure.
If your home offers standout location advantages, unique architecture, or premium lot features that nearby new builds cannot match, you may be able to justify a similar or higher price. Support your position with a clear list of upgrades, included items, and a side-by-side value comparison. Strong presentation and complete documentation help buyers see the full picture.
You do not have to compete with new construction alone. A local team can pull the right comps, monitor builder incentives, and structure a listing strategy that meets today’s buyers where they are. With hands-on guidance, professional marketing, and steady communication, you can sell with confidence in Conway and across Horry County.
If you’re thinking about selling, let’s talk strategy for your home. Reach out to Jan and Dan Sitter | Coastal Beach Homes to get a tailored plan, a data-backed price, and a marketing package that helps your home stand out.
When you hire Jan and Dan, you get a team of professional real estate agent diligently working together on your behalf. They are knowledgeable and experienced professionals you can trust to best represent your interests in our unique market.
JAN AND DAN SITTER | COASTAL BEACH HOMES
ADDRESS
9628 N KINGS HWY
MYRTLE BEACH SC 29572