| City of Myrtle Beach | 35,682 residents at the 2020 census (U.S. Census Bureau) |
|---|---|
| Horry County | 351,029 residents at the 2020 census (U.S. Census Bureau) |
| Hurricane Ian, 2022 | Second U.S. landfall near Georgetown, with surge flooding along the Grand Strand (National Hurricane Center) |
| Hurricane Florence, 2018 | Record river crests in Horry County, the Waccamaw among them, days after landfall (National Hurricane Center) |
Towers on Ocean Boulevard
A study for an oceanfront tower in Myrtle Beach, North Myrtle Beach or Surfside Beach is mostly about concrete and the things fixed to it. Balcony slabs and railings, the facade coating, sealant joints around sliding doors, the roof and its equipment, elevators, and the pool deck are where the large numbers sit. Salt spray shortens all of them, and the side facing the ocean ages faster than the street side, so a good provider assesses each elevation, not the building as one.
Ask whether the study covers the parking structure as its own component group. Garage decks crack and leak, and repairs are rarely small.
Rental programs and wear
Where most units are in short-term rental, corridors, elevators, lobby finishes and pool furniture take hotel-level traffic. Useful lives in a generic component table assume owner occupancy. If your building runs close to full every summer, tell the provider, and expect shorter lives and higher contributions for interiors and amenities.
Inland Horry County HOAs
Away from the beach, communities in Carolina Forest, Conway and along Highway 707 are mostly single-family HOAs. Their studies are about pools, clubhouses, private streets, fences and stormwater ponds. Florence showed that river flooding can reach neighborhoods miles from the ocean, days after the storm. If your pond, dam or outfall was damaged in 2018, make sure the repair and its expected life are in the inventory.
Before the provider visits
- Collect the last study, any engineer's reports on balconies or the facade, and invoices for storm repairs since 2016.
- List components the association replaced after Matthew, Florence or Ian, with dates.
- Note your wind and flood deductibles; they shape how much cash the board should keep at hand.
Typical fees for each kind of community are on the price ranges page, and the state picture is in our South Carolina reserve studies overview.