"Percent changes are calculated using rounded figures and can sometimes look extreme due to small sample size."
That line sits in small print at the bottom of every local report from the Coastal Carolinas Association of REALTORS®. It applies directly to the most-shared North Myrtle Beach number of the summer. In August 2026, the median sale price for townhouses and condos in ZIP 29582 was $300,000. In August 2025 it was $251,500, so the year-over-year headline reads +19.3%.
The same report holds other figures. Condo listings are rising, condo sales are slowing, and inventory is growing. Those numbers describe a market where buyers have more choices and more room to negotiate than a 19% price gain would suggest. Single-family homes are moving the other way. For an investor or second-home buyer deciding between a condo and a house, that matters more than any single month's median.
The Month That Sets Up the Comparison
A median is the middle sale of the month. In August 2026, CCAR recorded 83 condo and townhouse closings in North Myrtle Beach. With a pool that small, the median depends on which units happened to close that month. A few more oceanfront sales or a few more off-beach sales can move it by tens of thousands of dollars without any change in what a given unit is worth.
The pattern shows clearly when you line up CCAR's monthly snapshots for the same ZIP code:
| Month | Condo median | Year-over-year headline that month |
|---|---|---|
| June 2024 | $344,500 | n/a |
| January 2025 | $302,500 | n/a |
| June 2025 | $272,500 | -20.9% |
| August 2025 | $251,500 | n/a |
| January 2026 | $277,750 | -8.2% |
| August 2026 | $300,000 | +19.3% |
Fourteen months before the +19.3% headline, the same market posted a -20.9% headline. Both figures are accurate. Neither describes a buyer's real experience. The August 2025 figure of $251,500 is the lowest point in this set, so August 2026 is being measured against an unusually weak month. Most of the "jump" is a rebound from that low.
The Year-to-Date Line Tells a Calmer Story
Year-to-date figures spread the same sales over more months, so a single odd month carries less weight. Through August 2026, the North Myrtle Beach condo median was $310,000, up 6.9% from $290,000 through August 2025.
Look back one more year. Through June 2024, the year-to-date condo median was $330,000. Through June 2025, it was $294,500, down 10.8%. Those windows don't line up exactly with the 2026 figure, which runs through August. Even so, the general shape holds. Condo prices in this ZIP fell in 2025, recovered part of that drop in 2026, and remain below where they were in the first half of 2024.
That rules out the idea of a fast-rising condo market. The question for a buyer is how much bargaining room exists right now, and price doesn't answer it. Supply does.
Where the Supply Data Points
Three numbers from the August 2026 report together show the balance between buyers and sellers. Here they are for North Myrtle Beach condos and single-family homes:
| Through August 2026, ZIP 29582 | Townhouse/Condo | Single-Family |
|---|---|---|
| Year-to-date new listings | 1,200, up 4.1% | 838, down 3.2% |
| Year-to-date closed sales | 598, down 4.2% | 529, up 8.0% |
| Inventory at end of August | 635, up 4.6% | 289, down 10.5% |
| Year-to-date median price | $310,000, up 6.9% | $569,716, up 3.6% |
More condos are coming to market, fewer are selling, and the unsold supply is building up. Single-family homes show each of those trends in reverse. Sellers listed fewer houses through August, buyers closed more of them, and inventory shrank by about a tenth.
The CCAR city report doesn't publish months of supply for North Myrtle Beach. A rough version is easy to calculate, though: divide August inventory by August closings. For condos that gives 635 units against 83 sales, or about 7.7 months at August's pace. For single-family homes it gives 289 against 76, or about 3.8 months. A year earlier, the same calculation gave roughly 7.4 months for condos and 4.5 for houses. The gap between the two property types grew from about three months to nearly four over the past year.
This isn't a quirk of one ZIP code. Across the whole Grand Strand, CCAR's August 2026 figures put condos at 7.6 months of supply and single-family homes at 4.1. The regional condo median held flat at $230,000, while condo closings fell 7.9% to 408. In Myrtle Beach proper, MyHorryNews reported that condo inventory rose from 1,413 in August 2025 to 1,469 in August 2026, while closings fell from 138 to 120. CCAR CEO Laura Crowther called that condo market "tougher." North Myrtle Beach follows the same regional pattern.
How This Shows Up When You Make an Offer
The supply gap affects buyers mainly through negotiation, and the figures here need careful reading. In August 2026, North Myrtle Beach condo sellers received 97.5% of list price on average, up from 96.5% a year earlier. Single-family sellers received 96.8%, up from 95.7%. At first glance, that looks like sellers holding firm.
CCAR flags a limit on these figures. Its price measures do "not account for sale concessions and/or downpayment assistance." So a sale can record close to full list price while the seller pays part of the buyer's closing costs. Across the Grand Strand, WMBF reported in August 2026 that builders were offering closing-cost help and mortgage-rate buydowns to attract buyers. CCAR's percent-of-list figure doesn't capture any of that.
Time on market adds to the picture. North Myrtle Beach condos that sold in August 2026 took an average of 113 days, and the year-to-date average was 121 days. A condo seller facing four months on market and 635 competing units has good reason to negotiate on terms, even when the final price stays close to asking.
In practice, this splits the two markets:
- Condo buyers have room to ask for repairs, closing-cost credits, furnishings left in place, or a longer inspection period. Those requests don't show up in the 97.5% figure.
- Single-family buyers face a market that tightened through 2026. Inventory is down 10.5% from August 2025, and year-to-date closings are up 8.0%. The house that looked overpriced in spring now has fewer alternatives around it.
- Condo sellers who price from the +19.3% headline are using the least reliable number in the report. Pricing from recent sales of comparable units in the same building or block fits a 7.7-month market better.
The House Median Has the Same Problem
Single-family medians swing just as much, only less visibly. In January 2026, the North Myrtle Beach single-family median was $514,975, down 16.1% from $614,105 in January 2025. That month had 47 closings. By August 2026, the monthly single-family median was $583,078, up 9.1% year over year, and the year-to-date figure was $569,716, up 3.6%.
Anyone who decided against a North Myrtle Beach house in February because prices were "falling 16%" read a single month's sample. They missed a market where inventory was tightening and sales were picking up. A condo buyer who rushes in October because prices are "up 19%" would be making the same mistake.
What to Check When the September Numbers Come Out
The August figures above were current as of September 10, 2026. CCAR's next local report will cover September and will be posted on its market statistics page. Before reacting to the headline median, check these figures in this order:
- Condo inventory against 635. If it climbs again, the buyer's leverage described above grows.
- Year-to-date condo closings against 598. If they keep falling behind 2025's pace while new listings run ahead, the supply gap is still widening.
- Single-family inventory against 289. If it stays below the prior year, houses remain the tighter market.
- The year-to-date median. It's the one price figure that stays steady when a single month swings by $50,000.
- The monthly median, last. Read it with the August 2025 low of $251,500 in mind, along with CCAR's own warning that small samples make the percentages "look extreme."
North Myrtle Beach condos and houses are on different paths in 2026. The supply figures show that clearly, and the monthly median price hides it.
If you own a condo in North Myrtle Beach and want to know what it would sell for in a 7.7-month market, start with comparable sales from your own building. The Brian Piercy Group can run those numbers with you. Get your instant home valuation.
