What's My Market Common Home Worth Today?

Are you wondering what your Market Common home could sell for right now? In a coastal market like Surfside Beach and nearby Market Common, prices can shift quickly with seasons, inventory, and buyer demand. You want a clear, realistic number so you can plan a move, refinance, or decide whether to sell. In this guide, you’ll learn how value is calculated, which local factors matter most, and a simple process to estimate your price today. Let’s dive in.

What market value means

Market value is the price a well‑informed buyer would pay and a willing seller would accept in today’s conditions. It reflects recent comparable sales, active competition, and local trends such as inventory and days on market. In Surfside Beach and Market Common, it also reflects coastal considerations like flood risk, insurance costs, and short‑term rental potential. Because these inputs change, your value can move from one season to the next.

Quick self-check

Start with a quick ballpark from an online estimator. Popular AVMs like Zillow or Redfin are instant and free. Use this result as a rough range only. Coastal properties, HOA communities, condos, and homes with unique features often cause AVMs to miss the mark. Cross‑check with current MLS comps or a written CMA from a local agent.

Best way to price

A Comparative Market Analysis, or CMA, is the fastest accurate method for most homeowners. A local REALTOR uses fresh MLS data to select recent comparable sales, then adjusts for differences such as square footage, condition, lot, view, and amenities. In Market Common, walkability and community amenities can support a premium. In Surfside Beach, proximity to the ocean, elevation, and flood mitigation can shift value.

A strong CMA includes 3 to 6 closed sales, relevant pending sales for context, and a recommended list range with a clear rationale. The quality depends on the agent’s local knowledge and adjustment skill, so ask questions and request specifics.

Other valuation methods

Formal appraisal

An appraisal is a licensed, written opinion that lenders rely on for financing. It is thorough and defensible, but it costs money and can take days to weeks. In fast‑moving markets, appraised values can lag recent shifts.

Income approach for rentals

If your property is used or marketed as a short‑term or long‑term rental, investors will look at income. Metrics like Gross Rent Multiplier and capitalization rate help translate verified rental revenue into value. On the Grand Strand, occupancy and nightly rates vary by season, so reliable income data is critical.

Price per square foot

Price per finished square foot is a useful quick check, especially within the same subdivision. It does not capture lot size, view, condition, or amenity differences. Use it alongside a CMA and local adjustments.

Local value drivers

Market Common premium

Market Common is a mixed‑use, master‑planned area with retail, restaurants, parks, and convenient access to Myrtle Beach Airport. Homes in or directly adjacent to Market Common often see a walkability and amenity premium. Confirm whether your address is inside Market Common or simply nearby, since that changes your buyer pool and your comps.

Coastal location and flood impact

Beach access and views can raise prices, while flood zone designation, elevation, and insurance costs can reduce the buyer pool. Windstorm exposure and mitigation needs also influence carrying costs and appeal. Buyers weigh these factors against lifestyle benefits.

HOA rules and amenities

If your home or condo is in an HOA community, fees, rules, special assessments, and amenities matter. Pools, landscaping, security, and maintenance can add value for some buyers. Rental restrictions or upcoming assessments can affect pricing.

Short‑term rental demand

STR potential can increase investor interest and price, but it also brings seasonality and regulatory risk. City, county, and HOA rules can change and may limit or require permits. Verify current rules early if you plan to market rental income.

New construction and inventory

New builds across Horry County can shape buyer expectations for finishes, layouts, and pricing. When inventory grows, buyers have more choices and may negotiate harder. When supply tightens, well‑presented homes can attract stronger offers.

Mortgage and seasonality

National mortgage rates directly affect affordability and demand. The Grand Strand also sees seasonal peaks in buyer traffic and rental revenue, which can influence perceived value and timing.

Step-by-step estimate

1. Gather your property details

• Accurate finished square footage and floor plan
• Bedroom and bathroom count and functional layout
• Lot size, elevation details, parking, garage, and any view
• List of upgrades with dates and approximate costs
• HOA or condo fee schedule, rules, and recent assessments
• Insurance information and any flood claims or mitigation
• Rental history and occupancy if applicable

2. Pull a quick AVM

• Use it for a ballpark range only.
• If it seems off, check for incorrect square footage or bed/bath counts in public records.

3. Select the right comps

• Geography: same subdivision in Market Common when possible; for Surfside Beach, pick nearby properties with similar beach access and elevation.
• Timeframe: most recent 90 to 180 days. Extend to 12 months only if activity is slow.
• Property type: match single‑family to single‑family, condo to condo.
• Size parity: target within 10 to 15 percent of your finished square footage.
• Features: match lot size, view, parking, and amenities.
• Condition: favor similar renovations, age, and maintenance level.

4. Make clear adjustments

• Adjust for square footage differences using a consistent per‑foot metric.
• Account for bed/bath count and functional layout.
• Add or subtract for renovations, roof/HVAC age, windows, and exterior improvements.
• Consider lot and view premiums, pool, garage, and outdoor living.
• In coastal zones, factor flood mitigation and elevation differences.
• Adjust for HOA amenities and rental restrictions.

5. Reconcile to a price range

• Average the adjusted values and produce a tight list range.
• Cross‑check against current active and pending listings for competition.
• If rental income matters, confirm the range aligns with investor metrics.

6. Choose your pricing strategy

• Aggressive pricing can spark multiple offers in low‑inventory pockets.
• Conservative pricing can maximize net if you value fewer days on market and certainty.
• Your agent should align strategy with DOM and list‑to‑sale trends.

7. Decide on next steps

• For contested situations like estates or divorce, consider a pre‑listing appraisal or a broker price opinion.
• If STR or flood risk is a factor, gather permits, insurance, and income docs early.

Simple example

Here is a simplified, hypothetical walk‑through to show the process, not a quote for your home.

• You find three recent sales in your Market Common subdivision. Each is within 10 percent of your square footage, with similar age and condition.
• Recent sales suggest a range of price per square foot. You multiply that range by your finished square footage to get a preliminary value band.
• You then adjust for your screened porch, two‑car garage, and a recent kitchen update, while subtracting for a smaller lot.
• If your home has verified short‑term rental income, you cross‑check with an income approach to be sure investors will see the same value.

This approach gives you a realistic list range you can defend with data.

Prep checklist

Gather these items before you request a CMA or appraisal. Having them ready speeds up pricing and prevents surprises.

• Recent property tax bill and parcel ID
• Recorded survey or plat, if available
• Floor plan and accurate finished square footage
• List of upgrades with dates and approximate costs
• HOA or condo documents, fees, and rental rules
• Insurance history and current premiums, including flood and wind
• Rental history, occupancy, and P&L if used as a rental
• Utility bills and maintenance records for major systems

Work with local pros

Getting today’s value right in Market Common and Surfside Beach takes local insight. You need recent MLS comps, clear adjustments, and a pricing strategy tailored to your goals. Our boutique team pairs hands‑on service with modern MLS tools, instant valuation tech, and neighborhood‑level knowledge across the Grand Strand. If you want a written CMA, a plan to prepare for market, and professional digital marketing when you list, we are here to help.

Ready to see what your Market Common or Surfside Beach home is worth? Reach out to Jan and Dan Sitter | Coastal Beach Homes to get started.

FAQs

How accurate are online estimates for Market Common?

• AVMs are a quick ballpark. In coastal and HOA‑driven areas, they can be off due to elevation, views, amenities, or rental income. Cross‑check with a local CMA.

Do flood zones lower my Surfside Beach home’s value?

• Flood zone status can raise insurance costs and reduce the buyer pool, which may lower net price for some buyers. Beach access and views can offset part of that for others.

How much does an appraisal cost and how long will it take?

• Fees vary by property type and complexity, and turnaround is typically several days to a couple of weeks. Ask your agent for current local timelines.

Will short‑term rental income raise my sale price?

• It can, if you have verified revenue that supports investor returns. Regulatory limits, HOA rules, and seasonal swings can cap the benefit.

What should I ask when an agent gives me a CMA?

• Ask for 3 to 6 closed comps, why each was chosen, specific dollar adjustments, current pending activity, and a recommended list range with rationale.