Understanding Condo HOAs In North Myrtle Beach

Buying a beach condo should feel exciting, not confusing. Yet many buyers hit a wall when HOA rules, fees, and fine print show up late in the process. If you understand how condo HOAs work in North Myrtle Beach, you can budget with confidence, avoid surprises, and choose the community that truly fits your plans. In this guide, you’ll learn what dues typically cover, realistic local cost ranges, key documents to review, short-term rental rules, insurance and flood basics, financing factors, and a simple comparison checklist. Let’s dive in.

What your condo HOA covers

Your HOA runs and maintains the shared property. Monthly dues pay for the services and protection that keep the building livable and the grounds looking good.

Often included:

• Common-area upkeep and repairs (landscaping, hallways, pools, elevators)
• Building or master insurance for the structure
• Some shared utilities (often water, sewer, trash; sometimes cable/internet)
• Professional management fees
• Amenity operating costs (pools, fitness rooms, clubhouses)
• Contributions to reserves for big future projects

What you still pay

You usually pay for in-unit electricity and internet if not bundled, your HO-6 condo policy for interiors, and your property taxes. Check the HOA budget to confirm exactly what is included for the building you’re considering.

What do HOA fees cost here?

Expect a wide range in the Grand Strand. A national map of HOA costs shows the Myrtle Beach–Conway–North Myrtle Beach metro with a regional median near $255 per month, but actual dues vary by building, age, and amenities. Oceanfront and resort-style communities with larger amenity packages tend to land at the higher end. Use this median as context, not a rule. Newsweek’s HOA cost map is a helpful reference.

For North Myrtle Beach condos, a realistic working range is roughly $300 to $900+ per month. Smaller second-row buildings often fall toward the lower end, while larger oceanfront properties with pools, elevators, staffed desks, and bundled services can be much higher. Always confirm the exact number from the HOA’s current budget and the estoppel or resale certificate before you close.

How amenities and rentals affect dues

Resort-style pools, elevators, fitness rooms, covered parking, and beach access all increase operating costs. Staffing and on-site rental or front desk services also add overhead. If you plan to rent, compare the on-site program’s revenue split and housekeeping costs to your HOA dues so you model your net income, not just gross.

Know the rules: documents to review

South Carolina law recognizes the recorded governing documents as your primary source of truth. Under the South Carolina Horizontal Property Act, you should review recorded documents and budgets before closing.

Request these during your contingency period:

• Recorded master deed / declaration, CC&Rs, bylaws, and rules (the official, recorded versions)
• Current operating budget and year-to-date financials (owners have access rights to association records under state law and related guidance from the legislature’s actions and discussions; see the state’s legislative resources here)
• Latest reserve study and reserve fund balance (CAI’s standards explain why updated reserve planning helps prevent surprise assessments; see CAI’s reserve planning standards)
• Board meeting minutes for the last 12–36 months (watch for deferred maintenance, litigation, or planned assessments)
• Master insurance declarations with deductibles, including wind or named-storm details (match this to your HO-6 coverage and loss assessment needs; see condo insurance basics)
• Estoppel or resale certificate (confirms dues, unpaid balances, and any pending special assessments)
• Rental policy and, if investing, rental history for comparable units

Short-term rentals and your HOA

An HOA can allow or limit short-term rentals, but you also must follow city rules. The City of North Myrtle Beach requires a business license and the collection and remittance of applicable accommodations taxes. The city enforces noise, parking, and trash ordinances, and it has discussed additional compliance steps for rental operators. Review the city’s guidance on short-term rentals and check recent city council materials for any pending changes.

Investor tip: Even if an HOA permits nightly rentals, new local licensing or permit requirements can change your operating costs. Confirm current rules and budget for renewals.

Coastal insurance and flood risk

Oceanfront and water-adjacent buildings often sit in VE or AE flood zones. Lenders may require flood insurance, and coastal master policies can carry percentage-based wind or named-storm deductibles that create loss assessments after a major event. Review the building’s insurance declarations carefully and size your HO-6 loss assessment coverage accordingly. For a local overview of hazards and flood exposure, see the city’s hazard mitigation plan, and check FEMA flood maps for the property’s exact zone.

Red flags to watch

• Large or repeated special assessments. Frequent or rising assessments can signal weak reserves. Review the reserve study and funding plan. See CAI’s reserve planning standards.
• High delinquency rates. Many unpaid dues can strain budgets and lead to future increases. Owners have certain record-access rights under South Carolina law; see state legislative resources here.
• Pending or threatened litigation. Active lawsuits can impact financing and future costs. Review minutes and disclosures and compare to the Horizontal Property Act.
• Insurance gaps or very large deductibles. Understand wind or named-storm deductibles and plan HO-6 loss assessment coverage. Review condo insurance guidance.
• Financing constraints. Low owner occupancy or a single entity owning many units can make a building non-warrantable. FHA has specific condo approval rules; see HUD’s FHA update. Conventional lenders follow project standards that determine warrantability; see an overview of criteria here.

Financing basics for condos

FHA and VA loans

FHA allows certain single-unit approvals but still enforces project-level standards, including owner-occupancy and concentration limits. If you need a lower down payment, ask your lender to pre-check the building using HUD’s FHA condo guidance.

Conventional loans

Conventional lenders use project reviews to decide if a condo is “warrantable.” Factors include owner-occupancy share, single-entity ownership, commercial space, reserves, litigation, and delinquency. If a project is non-warrantable, your options may narrow or require a larger down payment. See a summary of agency criteria here.

Compare buildings quickly

Use this simple checklist to evaluate communities side by side:

• Monthly dues and what they include (insurance, water, internet, parking)
• Reserves (date of last reserve study, percent funded if available)
• Special assessments (amount and timing over the last 3–5 years)
• Owner-occupancy vs. investor share
• Litigation status (none, active, or recently settled)
• Rental rules (minimum stays, registration, on-site program)
• Insurance details (master policy type and deductibles)
• Flood exposure (FEMA zone; VE/AE often carry higher costs)

If you’re an investor, weight rental rules, occupancy, net HOA cost after inclusions, reserve health, and insurance/litigation. If you’re a second-home buyer, weight amenities, reserves, insurance and flood risk, governance transparency, and dues.

Quick math for an investor

Use simple numbers to compare options. If a 1-bedroom oceanview unit can gross about $26,000 per year, management is 25 percent of gross, HOA is $6,600 per year, and taxes/insurance are $3,000, your net before mortgage is roughly $9,900. Plug in the actual HOA line items, management terms, and local tax numbers for the building you’re evaluating.

Next steps

You deserve a clear picture before you commit. We’ll help you confirm the HOA’s true monthly cost, read the reserves and insurance, pre-check financing with your lender, and align the building’s rules with your lifestyle or rental plan. When you’re ready, connect with Jan and Dan Sitter | Coastal Beach Homes to start your coastal condo search with local guidance and steady communication.

FAQs

What do North Myrtle Beach condo HOA fees usually cover?

• Common-area maintenance, building insurance, some shared utilities, management, amenity costs, and reserve contributions. Confirm the exact inclusions in the HOA budget.

Are short-term rentals allowed in North Myrtle Beach condos?

• It depends on the HOA’s rules, and the city requires a business license and tax collection. Review your building’s rental policy and the city’s short-term rental guidance.

How do HOA rules affect condo financing?

• Lenders review project health, owner-occupancy, litigation, reserves, and more. FHA has condo-specific standards, and non-warrantable projects can limit conventional options.

What is a special assessment and how can I avoid surprises?

• It’s a one-time charge for major projects or budget gaps. Review the reserve study, recent minutes, and assessment history to gauge risk before you buy.

Do I need extra insurance for an oceanfront condo?

• Your HOA’s master policy may have large named-storm deductibles. Consider HO-6 coverage with loss assessment and confirm whether flood coverage is required by your lender.

How can I compare two condo buildings fast?

• Line up dues and inclusions, reserves and recent assessments, owner-occupancy, rental rules, litigation, insurance details, and flood zone. Score each item based on your goals.