How Does Zoning Work for Commercial Property in Horry County and Myrtle Beach?

Last updated: November 2026

Zoning decides what uses are allowed on a property. In Horry County, it depends on who controls the address: a city like Myrtle Beach, North Myrtle Beach or Conway, or the county for unincorporated land. Confirm your exact use is allowed before you sign, because a business license won't be issued without zoning approval.

Zoning is the first question to answer about any commercial space, and the one most often skipped. Here's how it works on the Grand Strand and how to check it before you commit.

This guide is part of our guide to buying or leasing commercial property in Myrtle Beach.

In this guide:

• Who controls zoning for a Grand Strand address?
• What does zoning control?
• What is a zoning compliance in Horry County?
• How does it work in the City of Myrtle Beach?
• What if your use isn't allowed?
• What zoning mistakes do business owners make?
• What should you check before signing?
• What else do people ask about this?
• Ready to talk about commercial space on the Grand Strand?

Who controls zoning for a Grand Strand address?

Each city sets its own zoning, and the county covers everything outside city limits. An address with a Myrtle Beach mailing address can actually sit in unincorporated Horry County, so don't rely on the mailing city.

• Inside the City of Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, Loris, Aynor and other towns: that municipality's planning and zoning office.
• Unincorporated Horry County: Horry County Planning and Zoning.
• Georgetown County, including Pawleys Island and Murrells Inlet's Georgetown side: the City of Georgetown, Town of Pawleys Island, or Georgetown County, depending on the address.

Look up the parcel on the county's GIS or tax map to see which jurisdiction it's in and its current zoning district.

What does zoning control?

Zoning controls more than whether a business type is allowed. It can also set parking requirements, landscaping and buffers, building height, setbacks, signage and hours. Some uses are allowed by right, some need special approval, and some aren't allowed at all in a given district.

Horry County notes that its commercial zoning compliance checks that a building meets code enforcement and zoning requirements for the type of business, including parking and landscaping. Those can matter when a new use needs more parking than the last tenant did.

What is a zoning compliance in Horry County?

In unincorporated Horry County, you need a zoning compliance before you can get a business license. The county's Planning and Zoning Department reviews whether your business type fits the zoning of the property.

If the space's occupancy classification is different from how it was used before, Horry County says Code Enforcement will also get involved, and you may need a change-of-use building permit so the space can be checked against life safety standards for the new use. That can mean added cost for fire separation, exits or restrooms.

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How does it work in the City of Myrtle Beach?

Every business license application in the City of Myrtle Beach is reviewed by the Zoning Administrator. According to the city's Business License Division, this review confirms a business can exist in the desired location under the city's zoning code. Some applications also go to the Fire Inspector or other departments, and some need site inspections or safety plans.

Other cities on the Grand Strand have their own process. Call the planning office for the city that controls the address before you sign.

What if your use isn't allowed?

You may have options, but they take time and aren't guaranteed. Depending on the jurisdiction, a property owner can apply to rezone, request a special exception or conditional use, or ask for a variance from a specific standard. Each has a public process, and approval is up to the city or county.

If you're relying on an approval that hasn't happened yet, make your lease or purchase contingent on getting it. Our guide on letters of intent covers how to raise contingencies early.

What zoning mistakes do business owners make?

The most common one is assuming the last tenant's use means yours is fine. A retail store and a restaurant may both look like storefront businesses, but they can fall under different uses, parking requirements and building code occupancies.

Others include relying on a listing's zoning description without checking it, assuming a Myrtle Beach mailing address means city rules apply, and forgetting about signs. Sign rules are usually part of the zoning code, and they can affect how visible your business is.

Finally, don't treat a verbal answer as final. Ask the zoning office what written confirmation is available for your use at the address, and keep a copy with your lease or purchase documents.

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What should you check before signing?

Confirm the zoning in writing, for your exact use, at your exact address. A short checklist:

• Which jurisdiction controls the parcel.
• The current zoning district and whether your use is permitted.
• Whether your use changes the occupancy classification and triggers a change-of-use permit.
• Parking, signage and landscaping requirements for your use.
• Any overlay districts or design standards.

Then check permits. See what permits you need to open a restaurant or retail shop in Myrtle Beach and parking, signage and visibility.

Related guides:

• What Permits Do I Need to Open a Restaurant or Retail Shop in Myrtle Beach?
• What Should I Know About Parking, Signage and Visibility for a Commercial Space in Myrtle Beach?
• Why Should I Use an Agent to Buy or Lease Commercial Property in Myrtle Beach?
• How Do I Buy or Lease Commercial Property in Myrtle Beach?

What else do people ask about this?

How do I find out what a property is zoned in Horry County?

Look up the parcel on Horry County's GIS or tax map, then confirm with the planning office for the city or county that controls the address.

Do I need zoning approval for a business license in Horry County?

Yes. In unincorporated Horry County, a zoning compliance from Planning and Zoning is required before the business license is issued.

What is a change of use?

When a new business uses a space under a different occupancy classification than before. In Horry County, it can require a change-of-use building permit from Code Enforcement.

Does a Myrtle Beach mailing address mean the city's zoning applies?

Not always. Many Myrtle Beach mailing addresses are in unincorporated Horry County. Check the parcel's jurisdiction.

Can I get a property rezoned?

An owner can apply, but rezoning goes through a public process and approval isn't guaranteed. Make your deal contingent on approval if you need it.

This article is general information, not legal, tax or financial advice. Rules and requirements change. Talk to a South Carolina attorney, CPA or lender about your situation, and confirm current requirements with the agency involved.

Ready to talk about commercial space on the Grand Strand?

Whether you are leasing your first space, buying a building for your business or adding an investment property, a short call with our team can help you sort out the options and the next steps. No pressure, and no commitment.

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