New Construction Homes on the Grand Strand: The Complete 2026 Buyer's Guide

by Coastal Carolina Group

🏗 Buyer’s Guide • Grand Strand 2026

New Construction Homes on the Grand Strand:
The Complete 2026 Buyer’s Guide

Builders, communities, price ranges, and everything you need to know before you walk into a model home.

Is New Construction a Good Option on the Grand Strand Right Now?

Yes — and the current market makes it one of the best windows for new construction buyers we’ve seen in years. With over 7,500 homes on the market across the Grand Strand and months of supply at their highest levels since 2019, builders are actively offering incentives, rate buydowns, and flex on upgrades that simply weren’t available 18 months ago. Prices per square foot are running around $159 based on mid-2026 CCAR data — competitive with resale and often better when you factor in what’s included.

The Grand Strand has more than 100 active new construction communities across Horry and Georgetown Counties, with national builders like D.R. Horton, Pulte, Lennar, Toll Brothers, Ryan Homes, Meritage, and Beazer all actively building — alongside strong regional builders like Great Southern Homes, Chesapeake Homes, and Beverly Homes. This guide covers what you need to know before you walk into a model home.

📋 Grand Strand New Construction — At a Glance

CATEGORY	DETAILS
Price Range	$200K–$400K (production builders) • $500K–$1M+ (luxury/custom)
Price Per Sq Ft	~$159 median (CCAR MLS, June 2026)
Active Communities	100+ new construction communities across Horry & Georgetown Counties
National Builders	D.R. Horton, Pulte, Lennar, Toll Brothers, Ryan Homes, Meritage, Beazer, Ashton Woods
Regional Builders	Great Southern Homes, Chesapeake Homes, Beverly Homes, Dream Finders, Nations Homes
Top Markets	Carolina Forest, Conway, Longs, North Myrtle Beach, Little River, Grande Dunes
Current Incentives	Rate buydowns, closing cost credits, free upgrades, flex on lot premiums
Buyer Agent Cost	FREE — builder pays your agent. Never go in unrepresented.

Source: CCAR MLS mid-year 2026, NAHB, individual builder pricing. Always verify current pricing directly with builders.

The Market Right Now

📈 Why Is This a Good Time to Buy New Construction on the Grand Strand?

New construction is always available on the Grand Strand — but the terms you can negotiate vary significantly depending on market conditions. Right now, those conditions are as favorable for new construction buyers as they’ve been since before the pandemic surge.

What’s Changed in Builders’ Favor — and Yours

✔ Inventory at 5.4 months supply across the Grand Strand as of mid-2026 — builders need to move homes and they know it

✔ Rate buydowns are back on the table — many builders are offering to permanently or temporarily buy down your mortgage rate as a selling incentive

✔ Closing cost credits available on spec homes and quick move-ins — homes that are ready now or nearly complete

✔ Upgrade flexibility on to-be-built homes — builders are more willing to negotiate on included features than they were in 2021–2023

✔ Lot premium negotiation — in communities with unsold inventory, builders will work on lot premiums in ways they simply wouldn’t during peak demand

New construction is not just a trend along the Grand Strand — it’s a defining force shaping how and where people live. The market has scaled significantly to meet demand from relocating families, retirees, and investors, and the result is a genuinely competitive new construction landscape with options across every price point and lifestyle.

New vs. Resale

🏡 New Construction vs. Resale — Which Is Right for You on the Grand Strand?

This is one of the most common questions we work through with buyers, and the honest answer is: it depends entirely on your priorities. Here’s how the two paths actually compare on the Grand Strand right now.

FACTOR	NEW CONSTRUCTION	RESALE
Price	At or near resale in most markets; builder incentives can offset gap	More negotiable; sellers motivated in current market
Condition	Brand new — current building codes, modern systems, no deferred maintenance	Varies widely; inspection critical; may need updates
Warranty	Builder structural warranty; typically 1-2-10 year coverage	No warranty unless seller includes one; buyer assumes all risk after closing
Customization	High on to-be-built; limited on spec/quick move-in	You renovate after close; full control but added cost and time
Timeline	3–12 months to build; spec homes available now	Close in 30–60 days typically
Landscaping	Minimal at first; community matures over time	Mature trees, established landscaping, settled feel
Energy Efficiency	Built to current energy codes; lower utility costs	Older systems may mean higher ongoing costs
Insurance	New roof, modern construction — generally better rates	Older roofs can significantly increase premiums

New construction is not automatically the best answer for every household. Established communities may offer mature landscaping, closer access to preferred amenities, and a neighborhood character that takes time to develop. The key is matching the property to the lifestyle — a buyer who wants a lock-and-leave second home may prioritize a different setting than a family relocating from Ohio who wants to be near Ocean Bay Elementary.

By Market

📍 Where Is New Construction Happening on the Grand Strand?

New construction activity is spread across all seven Grand Strand markets — but the character, price range, and buyer profile vary significantly by location. Here’s the honest breakdown:

🏘 Carolina Forest — The Most In-Demand New Construction Market

Carolina Forest continues to be one of the most in-demand submarkets in the Grand Strand — representing a balance between convenience, community, and continued investment. The area has fully integrated schools (Ocean Bay K–12 feeder system, Carolina Forest High School A−), shopping at the Coastal Grand Mall corridor, medical offices, and dining — rare for a newer development area. Builders continue introducing new phases even as the area matures.

Price range runs roughly $300,000–$500,000+ for single-family homes, with townhomes available in the $250,000s. D.R. Horton, Pulte, Lennar, and Great Southern Homes are all active in Carolina Forest communities. Golf cart-friendly neighborhoods, community pools, and proximity to Highway 31 make this the top choice for relocating families.

Best for: Families with school-age children, relocators who want established amenities. Watch for: Traffic on Highway 501 during peak season — understand the commute routes before you commit to a specific neighborhood within Carolina Forest.

🏛 Conway — Strategic Growth, Best Value per Square Foot

Conway has quickly evolved from a quieter alternative into one of the most strategic growth areas in Horry County. Entry-level new construction starts in the low-to-mid $200,000s — some of the lowest new construction pricing on the Grand Strand — with larger homes available in the $300,000–$400,000 range. D.R. Horton is particularly active here, and several smaller regional builders are developing communities around the Conway/Carolina Forest corridor.

Conway’s historic downtown, the Waccamaw River, and its established community character give it an authenticity that purely suburban developments lack. Coastal Carolina University is here. HCS Early College High School — one of the top-ranked in South Carolina — is here. For buyers who want new construction value without sacrificing community soul, Conway deserves serious consideration.

Best for: First-time buyers, value-focused buyers, families who want space and a community feel at a lower price point. Price range: Low $200s–$400s.

🌿 Longs — Fast-Growing, Strong Value, Big Lots

Longs and the surrounding rural-suburban communities have seen significant new construction growth, especially appealing to buyers seeking value and space. Builders are creating well-designed homes at competitive price points, often in communities with their own amenity centers. The Carolina Bays Parkway corridor has made Longs significantly more accessible to both Myrtle Beach and North Myrtle Beach than it used to be.

Lot sizes tend to be larger here than in Carolina Forest — a meaningful advantage for buyers who want outdoor space. The median sold price in Longs was $330,000 in July 2026 with a 99% sold-to-list ratio — meaning even in this buyer’s market, well-priced homes in Longs are moving at full ask. That’s a signal worth paying attention to.

Best for: Buyers who want more space, lower prices, and don’t need to be walking distance from the beach. Price range: Mid-$200s–$380s.

⛵ North Myrtle Beach & Little River — Coastal New Construction at Multiple Price Points

The northern Grand Strand has an active new construction market that ranges from entry-level townhomes in Little River to custom waterfront builds in North Myrtle Beach. Ryan Homes, D.R. Horton, and several regional builders have active communities here. Del Webb North Myrtle Beach — the 55+ resort community on the northern Strand — is still selling new construction through 2026.

Little River at a $296,950 median sold price (July 2026) is one of the most affordable coastal markets on the Strand for new construction. The waterfront character, the Blue Crab Festival, the marinas, and the proximity to Cherry Grove Beach make this one of the most livable and most underrated communities on the Grand Strand. Buyers who want waterfront proximity without the Myrtle Beach price tag consistently land here.

Best for: Buyers who want the northern Strand character with coastal access. Retirees considering Del Webb NMB. Price range: $270s–$750K+ (resort communities).

🌟 Grande Dunes — The Grand Strand’s Premier Master-Planned Community

Grande Dunes continues to stand out as the Grand Strand’s most dynamic master-planned community, with award-winning builders continuing to add new homes and launch new collections. Multiple builders operate within Grande Dunes — Dream Finders Homes (Promenade townhomes), Lennar (Beach View at Grande Dunes, launched 2025), and custom luxury builders for the Bal Harbor and The Cape sections. The Cape section is nearly sold out — just a few homesites remain.

Grande Dunes gives buyers access to the Ocean Club (private beach facility on the Atlantic), two golf courses, the Marina at Grande Dunes, and resort-style amenities that standalone communities can’t replicate. This is the top end of the Grand Strand new construction market — homes start around $500,000 and run well past $1 million for waterfront custom builds.

Best for: Luxury buyers, retirees who want resort-level amenities and private beach access, investors in the premium segment. Price range: $500K–$1.5M+.

Know Your Builders

🚧 Who Are the Main New Home Builders on the Grand Strand?

Not all builders are the same — and on the Grand Strand, knowing the difference between a national production builder and a local custom builder matters before you sign a contract. Here’s an honest snapshot of who’s building and what they deliver:

🇺🇸 National Production Builders

D.R. Horton — Most active builder on the Strand. Entry to mid-range pricing, fastest build times, widest geographic spread across all seven markets.

Lennar — "Everything’s Included" approach with features as standard that other builders charge as upgrades. Strong presence in Carolina Forest and Grande Dunes.

Pulte Homes — Mid-range to upper-mid, known for thoughtful floor plan design. Active in Carolina Forest and NMB communities.

Ryan Homes — Active in Murrells Inlet, Myrtle Beach, NMB, and Little River. Good value at the entry to mid price point.

Beazer Homes — Energy-efficient focus, customizable floor plans, single-family and townhomes across the market.

Toll Brothers — Luxury end of production building. Select communities, upscale semi-custom and custom options.

🏆 Regional & Local Builders

Great Southern Homes — One of the most respected regional builders on the Strand. Affordable, energy-efficient homes with a strong customer satisfaction reputation across Horry and Georgetown Counties.

Chesapeake Homes — Active on the Grand Strand with solid mid-range options and a good community selection record.

Beverly Homes — Regional builder focused on affordable, quality family homes throughout the Grand Strand.

Dream Finders Homes — Active in Grande Dunes (Promenade townhomes) and across the Carolinas market.

Meritage Homes — Energy Star certified builds, good customization options, active in the mid-range market.

Ashton Woods — Nationally recognized, known for design-forward homes and personalized options.

💡 Beyond the name: The specific project manager and subcontractor team on your individual build matters as much as the builder brand. The same national builder can produce very different quality outcomes on different lots. This is one of the key areas where having a local agent who knows builder reputations on specific communities — not just nationally — makes a real difference.

Critical Guidance

⚠ What Do Most New Construction Buyers Get Wrong on the Grand Strand?

These are the conversations we have with every new construction buyer before they sign anything — because the mistakes are predictable and most of them are avoidable.

1. 🚨 Going In Without a Buyer’s Agent

A common misconception is that buyers don’t need someone to represent their best interests. The on-site agent is representing the builder’s best interests, not yours — you are their customer, not their client. Builder representation for you as a buyer is FREE. The builder does not discount a home’s price because you came in unrepresented. There is no reason not to have your own agent at the table, and every reason to do so.

2. 💰 Skipping the Independent Home Inspection

Builders have their own inspectors — those inspectors work for the builder. Always hire an independent licensed home inspector before closing on a new construction home. New builds can and do have construction defects. A good inspector catches them while the builder is still legally obligated to fix them under the warranty period. This step is non-negotiable.

3. 🎯 Using the Builder’s Preferred Lender Without Shopping

Builders often offer incentives to use their preferred lender — and those incentives can be real and worth considering. But always get a competing quote from an independent lender first. The incentive should be the deciding factor only after you’ve confirmed the rate and terms are competitive. Builder lenders are not always the best deal even when the incentive is factored in.

4. 🌀 Not Checking the Flood Zone Before You Fall in Love

Insurance will remain one of the most consequential ownership considerations across the coastal market. It is not a detail to address after falling in love with a home. Check the flood zone designation on any Grand Strand property before you get emotionally attached. A home elevated above base flood is meaningfully different from one that sits in a high-risk flood zone — both in insurance cost and in long-term peace of mind.

5. 📄 Not Reading the Contract Before Signing

Builder contracts are written by the builder’s attorneys to protect the builder. They are not the same as a standard MLS purchase agreement. Understand the deposit structure, the timeline, what happens if the build runs long, and what your recourse is if the builder makes changes to specs or finishes. A real estate attorney review of any new construction contract is money well spent.

6. 🏘 Choosing a Lot Without Thinking About What Gets Built Next to You

In an active new construction community, the lot behind you, beside you, and across the street from you may still be empty. Understand the community’s full build-out plan before choosing a lot. A pond-view lot is great — unless the future phase plans to build homes between you and the pond. Ask to see the site plan for the entire community and future phases before you commit.

Our Local Angle

🤝 How We Help New Construction Buyers on the Grand Strand

We work with new construction buyers constantly across all seven Grand Strand markets — and our representation costs you nothing. Builders pay your agent’s commission whether you bring one or not. There is genuinely no financial reason to go in without representation, and every practical reason to have it.

What we bring to a new construction transaction: knowledge of which builders have strong reputations on specific communities (not just nationally), which lots within a given community offer the best long-term value, which incentives are negotiable vs. fixed, how to time your purchase within a builder’s quarter to maximize flexibility, and how to protect yourself in the contract and construction process.

We’ve helped buyers avoid expensive mistakes — flood zones they didn’t know they were in, lot placements that made no sense given the future build-out plan, builder lender deals that looked good until we ran the competing numbers. That local knowledge is what a good buyer’s agent brings to a new construction deal. And again — it’s free to you.

The right new construction home on the Grand Strand is out there — the question is whether you find it in the right community, on the right lot, at the right price, with your eyes fully open. That’s the conversation we’re here to have.

Ready to Explore New Construction on the Grand Strand?

Tell us your market, your budget, and what matters most — and we’ll walk you through which builders, communities, and lots are worth your time right now.

No pressure. Free representation. Just honest local guidance.

FAQ

❓ New Construction Questions Buyers Are Actually Asking

Is new construction cheaper than resale in Myrtle Beach right now?

Not necessarily cheaper, but often competitive — especially when builder incentives are factored in. The median price per square foot for new construction on the Grand Strand runs around $159 based on mid-2026 CCAR data. Builder rate buydowns, closing cost credits, and included upgrades can make new construction a better overall financial deal than the sticker price suggests. Compare total cost of ownership — including expected maintenance and energy costs — not just purchase price.

Do I need a buyer’s agent for new construction in Myrtle Beach?

Yes — and it costs you nothing. The builder pays your agent’s commission whether you bring one or not. The on-site sales agent at a new construction community represents the builder, not you. An independent buyer’s agent represents your interests: helping you evaluate lots, negotiate incentives, understand the contract, coordinate inspections, and navigate the build process. There is no financial downside to having representation and significant practical upside.

Which builders are building new homes on the Grand Strand in 2026?

The major national builders actively developing communities on the Grand Strand include D.R. Horton, Lennar, Pulte Homes, Ryan Homes, Beazer Homes, Meritage Homes, Toll Brothers, and Ashton Woods. Strong regional builders include Great Southern Homes, Chesapeake Homes, Beverly Homes, Dream Finders Homes, and Nations Homes. There are also 40+ local and custom builders operating in the market. D.R. Horton is the most active by volume, with communities across all seven Grand Strand markets.

Where is the most affordable new construction on the Grand Strand?

Conway and Longs offer the most affordable new construction entry points on the Grand Strand, with homes starting in the low-to-mid $200,000s from production builders. Little River also offers competitive new construction pricing with the added benefit of a waterfront community character. For buyers willing to be further from the beach in exchange for value and space, these three markets offer the strongest price-per-square-foot on the Strand.

How long does it take to build a new home on the Grand Strand?

Build timelines vary significantly by builder and by home type. Production builders (D.R. Horton, Lennar, Pulte) typically run 4–8 months for a standard floor plan build. Custom and semi-custom homes can take 10–18 months or longer. Spec homes and quick move-ins are available now or within 30–90 days — these are completed or nearly complete homes in inventory that can close on a more traditional timeline. If you need to be in before a specific date (school start, lease end), spec homes are worth prioritizing.

What incentives are builders offering on the Grand Strand right now?

With inventory at its highest levels in years, builders are actively incentivizing to move homes. Current incentives on the Grand Strand include mortgage rate buydowns (temporary or permanent), closing cost credits (typically $5,000–$15,000 on spec homes), free or discounted upgrades (appliances, countertops, flooring), flex on lot premiums, and extended price locks on to-be-built homes. Incentives vary by builder, community, and how long a specific home or lot has been sitting. The best deals are typically on spec homes that have been completed for 60+ days. Your agent can identify which communities have the most motivated builder representatives right now.

Is Carolina Forest the best place for new construction on the Grand Strand?

Carolina Forest is the most in-demand new construction market on the Grand Strand — and for good reason. The Ocean Bay K–12 school system (top-ranked in Horry County), established infrastructure, central location, and continued builder investment make it the top choice for relocating families. However, “best” depends on your priorities. For pure value, Conway and Longs win. For luxury resort lifestyle, Grande Dunes is the answer. For retirees, Del Webb Grande Dunes or Del Webb North Myrtle Beach. For waterfront character at affordable prices, Little River. Carolina Forest is the most balanced option for the widest range of buyers.

Builder information sourced from CCAR MLS, individual builder websites, NAHB Construction Cost Survey (January 2025), and homeguidemyrtlebeach.com (August 2026). Pricing and community details are subject to change — always verify current pricing, incentives, and availability directly with builders and a licensed real estate agent. For informational purposes only. Not financial or real estate advice.

Coastal Carolina Group • Myrtle Beach, SC
For informational purposes only. Not financial or real estate advice.