Home > Buyers > Making an Offer
You have done your research. You have gotten pre-approved. You have toured homes across the Grand Strand and you have found the one. Now it is time to make an offer — and in the Myrtle Beach market how you structure that offer, what questions you ask beforehand, and how well you understand the South Carolina contract process will determine whether you win the home or watch someone else move in.
This guide covers everything you need to know about making an offer on a home in Myrtle Beach — from the six questions to ask before you write to the specific components of a South Carolina real estate contract to negotiation strategies that actually work in this market.
Have your pre-approval letter ready. This is not negotiable. Before your agent submits an offer on any home in the Myrtle Beach market you must have a current mortgage pre-approval letter from a lender. Sellers and listing agents in this market will not take an offer seriously without one. If you are a cash buyer you will need a proof of funds letter showing liquid assets sufficient to close. No exceptions.
Know the market for that specific property. Your agent at Homes Myrtle will pull comparable sales — recent closed transactions for similar properties in the same community or area — before you write your offer. Your offer price should be grounded in data not emotion. Understanding whether the home is priced at market, above market, or below market changes everything about how you structure your offer and what you are willing to pay.
Understand your timeline. Do you need to close in 30 days or do you have flexibility? Are you selling a home simultaneously? Are you relocating from out of state and need to coordinate a move? Your timeline affects your closing date request and may be a factor in making your offer more or less attractive to the seller depending on their own situation.
These six questions are ones the Secure Home Finder Team asks on behalf of every buyer client before submitting an offer. The answers shape offer strategy in ways that can save you money and protect you throughout the process.
Understanding the seller's motivation is one of the most useful pieces of intelligence a buyer can have. A seller who needs to close quickly for a job relocation may be more flexible on price in exchange for a fast closing date. A seller who has already bought their next home and is carrying two mortgages has a different motivation than someone who is not yet in a hurry. Motivation does not always come through directly but an experienced agent can often read it from the listing details, days on market, and how the listing agent communicates.
Days on market is one of the most telling data points in any offer situation. A home that just listed in a desirable community in an active price range may have multiple offers within the first few days. A home that has been sitting for 60, 90, or 120 days almost certainly has room for negotiation — and understanding why it has been sitting informs whether that negotiation room is about price, condition, or something else entirely.
In the Myrtle Beach market the average days on market across all residential categories is approximately 90 to 103 days. A well-priced well-presented home moves faster than that. A home sitting significantly longer than average is telling you something.
This question is specific to the Grand Strand and it is not optional. Before you make an offer on any property in Myrtle Beach your agent should pull the FEMA flood map for that specific parcel and identify which flood zone it is in. Flood zones range from Zone X — minimal risk, flood insurance is optional — to Zone AE — high risk, flood insurance is typically required by your lender — to Zone VE — coastal high-velocity, the highest risk and highest insurance cost category.
The difference in flood insurance cost between a Zone X property and a Zone AE or VE property can be $1,000 to $4,000 or more per year — a meaningful monthly expense that changes your true cost of ownership. Know the flood zone before you commit and get a flood insurance quote during due diligence before your window to exit closes.
The overwhelming majority of communities on the Grand Strand have homeowners associations. Before you make an offer confirm the monthly HOA dues, ask whether there are any pending special assessments — charges that all owners will owe beyond regular dues, often for deferred maintenance or capital improvements — ask about short-term rental restrictions if that is relevant to your intended use, and ask about the reserve fund balance. An HOA with inadequate reserves is a risk that often materializes as a large special assessment after you close.
Your agent will request the HOA documents — the CC&Rs, bylaws, financials, and recent meeting minutes — during the due diligence period after you are under contract. But getting the basic dues and assessment picture before you write saves you from going under contract on a home that has HOA complications you would not have accepted.
South Carolina's coastal climate creates real property risks that buyers from inland states are often unfamiliar with. Moisture intrusion, roof damage from wind events, mold from humidity, and hurricane-related structural damage are all genuine considerations in this market. Sellers are legally required to disclose known material defects — but disclosures do not always tell the full story.
Ask the question directly through your agent before you write. Review the seller's disclosure statement carefully when you receive it. And during your home inspection in the due diligence period pay specific attention to the roof, attic, crawl space if applicable, and any walls adjacent to exterior moisture sources.
In South Carolina real estate everything that conveys with the property must be explicitly stated in the contract. Do not assume that the refrigerator, washer, dryer, window treatments, outdoor furniture, or mounted televisions are included unless they are specifically listed. This is a routine source of buyer frustration at closing when expected items are gone. If something is important to you make sure it is in writing before you go under contract.
South Carolina uses a standardized purchase agreement that covers all the key terms of your transaction. Here is what you need to understand about each component before your agent writes your offer.
The price you offer is based on your agent's comparative market analysis of recent closed sales for similar properties in the area. In an active price range in a desirable community you may need to offer at or above list price to be competitive. In a slower segment or for a home that has been sitting you may have room to offer below list. Your agent will give you a specific recommendation based on the data.
Earnest money is a good-faith deposit you pay at contract execution — typically within 48 to 72 hours of the contract being signed by both parties. In the Myrtle Beach market earnest money is typically 1% to 2% of the purchase price. On a $320,000 home that is $3,200 to $6,400. This money is held in escrow and applied to your down payment or closing costs at closing.
If you exit during the due diligence period your earnest money is returned to you in full. If you exit after the due diligence period has expired without a legitimate contractual reason — such as a failed appraisal or lender denial — you risk losing your earnest money to the seller. This is why using your full due diligence period wisely is so important.
The due diligence period is the most important buyer protection in the South Carolina real estate contract and one of the things that makes SC one of the most buyer-friendly states in the country for real estate transactions. During the due diligence period — typically 10 to 14 days in the Myrtle Beach market — you have the absolute right to exit the contract for any reason whatsoever and receive your earnest money back in full. No explanation required.
This window exists for you to complete your home inspection, get flood and homeowners insurance quotes, review HOA documents, have the title searched, and assess anything about the property you need to assess before fully committing. Use every single day of it. Do not waive it. Do not shorten it unnecessarily.
After the due diligence period expires you are committed to the transaction unless a specific contractual contingency — typically financing or appraisal — allows you to exit.
The closing date is the date you have agreed to complete the transaction. In the Myrtle Beach market financed purchases typically close 30 to 45 days after the contract is executed — this gives your lender time to process and underwrite your loan and the title company and closing attorney time to prepare. Cash purchases can close in as few as 10 to 14 days.
Your closing date is a negotiation point. A seller who needs more time before they move may prefer a 45-day close. A seller who needs to move quickly may prefer 30 days or less. Aligning your closing date with the seller's needs — when you have flexibility — can make your offer more attractive without spending a dollar more on price.
Your offer should include a financing contingency — protection that allows you to exit and recover your earnest money if your lender is unable to approve your loan due to appraisal or underwriting issues. This is standard in financed offers and expected by sellers. Cash buyers do not need a financing contingency and the absence of one is part of what makes cash offers attractive.
Your lender requires the property to appraise at or above your purchase price before they will fund your loan. If the property appraises below your offer price you have options: negotiate a price reduction with the seller, pay the difference between the appraisal value and your purchase price in cash, or exit the contract if your financing contingency covers the appraisal gap. Your agent will walk you through the specific language in your contract.
Everything that transfers with the property at closing must be listed in the contract. Standard fixtures — built-in appliances, light fixtures, ceiling fans, built-in shelving — typically convey by default. Anything that is not permanently attached — refrigerators, freestanding washers and dryers, outdoor furniture, mounted televisions — must be specifically listed in the contract if you want it to stay. When in doubt list it.
Lead with your pre-approval letter. Every offer submitted by the Secure Home Finder Team includes the buyer's pre-approval letter attached. It removes the first objection a seller has about taking your offer seriously.
Price your offer based on data. Sellers in the Myrtle Beach market are represented by agents who know the comparable sales. A low offer that is not supported by data does not just get rejected — it sometimes offends sellers enough that they become less willing to negotiate. Come in with a defensible number and be prepared to explain your reasoning.
Consider the seller's needs beyond price. A closing date that works for the seller, a flexible due diligence window, or a willingness to take the property as-is can sometimes be more valuable to a seller than a marginally higher offer price. Understanding what the seller actually needs gives you negotiating options that have nothing to do with price.
Use the full due diligence period strategically. The due diligence period is not just about inspections — it is your window to confirm everything about the property and negotiate repairs or credits based on what your inspection reveals. Your agent will guide you on what is reasonable to ask for versus what is better left alone based on the current market conditions and the seller's situation.
Respond quickly. In an active market delays in responding to counteroffers cost you homes. When you receive a counteroffer discuss it with your agent immediately. Sellers who are waiting for a response are also sometimes taking calls from other interested buyers.
Know your walk-away number. Before negotiations begin decide on the maximum you are willing to pay for a specific property — factoring in condition, location, and total monthly cost of ownership including insurance and HOA. Having that number clear in your mind before you are in the middle of an emotional negotiation protects you from making a decision you regret.
Once both parties sign the contract you are officially under contract. Here is what happens next in the Myrtle Beach market.
Within 48 to 72 hours you deliver your earnest money to the closing attorney's trust account as specified in your contract.
Your agent at Homes Myrtle will coordinate your home inspection — scheduling a licensed South Carolina home inspector to assess the property during your due diligence window.
Your lender orders the appraisal and begins the full underwriting process.
You obtain flood insurance and homeowners insurance quotes during due diligence.
Your closing attorney begins the title search to confirm clean ownership transfer.
If your inspection reveals issues your agent negotiates with the seller for repairs, a price reduction, or a credit at closing depending on what the situation warrants and what the market will support.
After due diligence expires and all contingencies are resolved your loan moves toward clear to close — the point at which your lender confirms your loan is approved to fund.
The day before or morning of closing you complete a final walkthrough to confirm the property is in expected condition and agreed repairs were completed.
At closing you sign all documents with the closing attorney, pay your down payment and closing costs, and receive your keys.
Earnest money in the Myrtle Beach market is typically 1% to 2% of the purchase price. On a $320,000 home that is $3,200 to $6,400. Higher earnest money deposits can strengthen your offer in a competitive situation by demonstrating confidence and commitment. Your earnest money is fully refundable if you exit during the due diligence period.
Yes — during the due diligence period you can exit for any reason and receive your earnest money back in full. After the due diligence period expires your ability to exit without losing your earnest money is limited to specific contractual contingencies — typically a failed appraisal below the purchase price or a lender denial based on the specific property. Your agent will explain the exact exit rights in your specific contract before you sign.
The due diligence period is negotiated between buyer and seller and written into the contract. In the Myrtle Beach market 10 to 14 days is standard for most residential purchases. In some competitive situations buyers agree to shorter periods. We advise our buyers to never go below 10 days for a standard resale and to use every day available for inspections, insurance quotes, and HOA document review.
In 2026 the Myrtle Beach market is more balanced than the peak seller's market years of 2021 and 2022. Well-priced homes in desirable communities still move quickly and may receive multiple offers. Homes that have been sitting longer have negotiation room. Your agent at Homes Myrtle will pull the current comparable sales for any specific property before you write an offer so your price is grounded in real data rather than guesswork.
South Carolina requires a licensed real estate closing attorney to handle all residential closings. This is not optional and is already built into the standard purchase process. Your agent and lender will coordinate with the closing attorney. As the buyer you will typically pay the closing attorney fee as part of your closing costs — approximately $500 to $900 depending on the transaction.
We strongly advise against waiving due diligence in the Myrtle Beach market. In coastal South Carolina the home inspection, flood insurance quote, and HOA document review are not formalities — they are essential buyer protections that surface real issues including moisture intrusion, hurricane damage, underfunded HOA reserves, and flood insurance costs that can meaningfully affect your total monthly cost of ownership. The competitive advantage of waiving due diligence almost never justifies the risk of what you might discover after you are fully committed.
Several factors beyond price make offers more attractive to sellers: a pre-approval letter from a reputable lender, a flexible or seller-preferred closing date, a willingness to purchase the home as-is for minor cosmetic issues, a higher earnest money deposit demonstrating commitment, and a clean offer with minimal special requests. Your agent at Homes Myrtle will advise you on which of these levers to use based on the specific seller's situation.