What to Know Before Buying New Construction in Myrtle Beach from Out of State

Buying a new construction home in Myrtle Beach from out of state can be a smart move, especially if you want lower maintenance, modern layouts, and a clear path to coastal living. It can also go sideways fast if you don’t understand the local details, builder contracts, or true monthly costs.

Dan and Jan Sitter regularly help out-of-state buyers purchase new homes along the Grand Strand, and they see the same issues come up again and again. This guide is written to help you avoid those mistakes and buy with confidence, even if you’re doing most of the process remotely.

If you’re relocating, retiring, or buying a second home, here’s what you need to know before signing a contract.

Quick Snapshot: Buying New Construction Remotely

• Pick the location and community first, not the floor plan

• Get insurance quotes early, not after you fall in love

• Read the builder contract carefully; it is not the same as a resale

• Budget for upgrades and post-closing costs

• Never skip independent inspections, even on a brand-new home

• Expect timeline changes and plan flexibility into your move

Understand the Geography Before You Shop Homes

“Myrtle Beach” can mean very different things depending on who you ask. Buyers searching from out of state often don’t realize how much daily life changes just a few miles apart.

Why location matters more than the house

• Tourist traffic varies widely by area

• Drive times to healthcare, shopping, and the airport matter long-term

• Insurance costs can change significantly by distance from the coast

• Noise and seasonal activity levels are not the same everywhere

Quick tip: Some out-of-state buyers end up happier living 10–20 minutes inland. You still get beach access, but with calmer daily routines and often lower costs.

Choose the Right Type of New Construction

Before looking at builders or upgrades, decide what kind of community fits your lifestyle.

Common new construction options in the Myrtle Beach area

Community Due Diligence Most Remote Buyers Skip

This is where problems usually start.

HOA rules you must review

• Rental restrictions

• Parking rules and work vehicles

• Fence, patio, and exterior change limits

• Pet policies

Costs to confirm upfront

• Monthly HOA dues

• Amenity or initiation fees

• What maintenance is actually covered

One more thing

Ask how long construction will continue in the neighborhood. Living next to active builds for several years surprises many buyers.

Builder Incentives: Helpful, But Read the Fine Print

Builder incentives can look generous at first glance.

Common incentives include:

• Closing cost credits

• Mortgage rate buydowns

• Design or upgrade allowances

Here’s the catch: incentives usually require using the builder’s lender and title company. That may still be the right choice, but always compare the full financial picture, not just the headline credit.

👉 Incentives are not free money. They are part of the deal structure.

Evaluate Builders From Out of State

You can’t rely only on model homes and sales reps.

What to research

• Warranty service reputation

• Build quality consistency across communities

• How often timelines shift

• Responsiveness after closing

Ask the builder directly:

• Average build time

• How change orders work

• Who your main contact is during construction

This is where having a local agent matters. Dan and Jan Sitter often walk completed homes and active builds for out-of-state clients to give real feedback, not sales language.

Builder Contracts Are Not Resale Contracts

This is critical.

Builder contracts heavily favor the builder. Differences often include:

• Limited financing and appraisal protections

• Deposits that become non-refundable quickly

• Broad language allowing material substitutions

• Flexible delivery dates for the builder

Strong advice: Have an attorney review the contract, especially if you are buying sight unseen.

Deposits, Payments, and Timeline Reality

Most builders require:

• An initial deposit to go under contract

• Additional deposits for design selections or milestones

Confirm in writing:

• What is refundable and when

• What happens if delays affect your move

• How long your lender can lock a rate

Build delays happen. Weather, inspections, and supply issues still affect timelines. Never plan a move with zero buffer.

The Real Cost of New Construction

The base price is only the starting point.

Typical added costs

• Lot premiums

• Structural upgrades

• Design center selections

• Blinds and window treatments

• Appliances if not included

• Ceiling fans and light fixtures

• Landscaping or fencing

Simple rule

Structural upgrades usually matter more than cosmetic ones, both for daily living and resale.

HOA Fees, Insurance, and Property Taxes

Monthly cost surprises are common for out-of-state buyers.

What to confirm early

• HOA dues and what they cover

• Homeowners insurance and wind coverage

• Flood insurance if applicable

• Estimated property taxes after completion

Property taxes on new homes are often estimated based on vacant land. Your actual tax bill will be higher once the home is assessed.

Flood Zones and Storm Considerations

Flood risk can change from one street to the next.

What to check

• Flood zone maps

• Elevation and drainage design

• Past water issues in the community

• Insurance quote differences between neighborhoods

A local agent can help interpret this information and explain what matters in real life, not just on a map.

Yes, You Still Need an Inspection

New does not mean perfect.

Recommended inspections

• Pre-drywall inspection

• Final inspection

• 11-month warranty inspection

Inspectors often find grading, HVAC, insulation, and drainage issues that are easier to fix early.

Remote buyer tip: Ask for photo and video reports and attend inspections by video when possible.

Financing and Closing From Out of State

You can close remotely in many cases, but plan ahead.

Key points

• Confirm remote notarization options early

• Verify wiring instructions by phone using known numbers

• Expect last-minute document requests

Set up utilities, internet, and services with timeline flexibility in case the closing date moves.

Final Walkthrough and Warranty Strategy

During the walkthrough:

• Test appliances and systems

• Check doors, windows, and finishes

• Document issues with photos

After closing:

• Keep a warranty log

• Submit issues in writing

• Schedule the 11-month inspection before the workmanship warranty expires

A Smart Remote Buying Process

Here’s a simple approach that works well for out-of-state buyers:

1. Define lifestyle, budget, and location priorities

2. Shortlist communities

3. Review HOA rules and cost estimates

4. Compare builders and incentives

5. Review contract carefully

6. Schedule inspections

7. Plan a flexible move timeline

8. Complete walkthrough and warranty tracking

Frequently Asked Questions

Can I buy new construction in Myrtle Beach without visiting?

Yes, but plan virtual tours, inspections, and a remote closing strategy. A local agent like Dan and Jan Sitter is essential.

Do I really need an inspection on a new home?

Yes. Inspections often catch issues that are cheaper to fix before closing or during warranty.

Are builder incentives worth it?

They can be, but only after comparing the full loan terms and long-term costs.

How much should I budget for upgrades?

It varies, but many buyers underestimate post-closing expenses. Plan beyond the base price.

What is the biggest mistake out-of-state buyers make?

Choosing a floor plan before understanding location, HOA rules, insurance, and monthly costs.

Are HOA fees common in new communities?

Yes. Always review the rules, services covered, and whether fees can increase.

How long does it take to build a home?

Timelines vary. Delays are common, so flexibility is important.

Thinking About Buying New Construction in Myrtle Beach?

Buying from out of state does not have to be stressful if you work with agents who understand the local details and the builder process.

Dan and Jan Sitter help out-of-state buyers compare communities, review builder contracts, coordinate inspections, and manage the entire process from a distance.

👉 Want help narrowing down new construction options that fit your lifestyle and budget?
Reach out to Dan and Jan Sitter to request a current list of Myrtle Beach new construction communities or to schedule a quick consultation.