Property Taxes in North Myrtle Beach for Homeowners

If you are eyeing a home in North Myrtle Beach, the annual property tax is one of the most important numbers to understand. It affects your monthly budget, rental cash flow, and long‑term plans. The good news is that South Carolina’s system follows a clear formula once you know what to look for. In this guide, you will learn how taxes are calculated, what to verify in Horry County, and how primary homes, second homes, and short‑term rentals are treated. Let’s dive in.

South Carolina property tax basics

Property taxes in South Carolina come from three building blocks: market value, assessment ratio, and millage. Most bills also reflect exemptions or credits, and your location within local city and special districts.

The basic formula

• Start with the county’s estimated fair market value of your property.
• Multiply by the assessment ratio based on your property’s classification to get the assessed value.
• Multiply the assessed value by the total millage rate, then divide by 1,000 to get the annual tax.
• Subtract any exemptions or credits you qualify for.

One mill equals 1 dollar of tax per 1,000 dollars of assessed value. Millage is adopted each year by local taxing entities and can change from year to year.

A hypothetical example

Below is a simple arithmetic illustration only. It is not specific to North Myrtle Beach or Horry County. Always verify your actual numbers locally.

• Hypothetical market value: $400,000
• Hypothetical assessment ratio: 4 percent
• Assessed value: $400,000 × 0.04 = $16,000
• Hypothetical total millage: 200 mills
• Tax: $16,000 × (200 ÷ 1,000) = $3,200 per year

The assessment ratio that applies to your property is critical. Small differences in the ratio produce big changes in your tax.

Verify items in North Myrtle Beach

Inside Horry County, and specifically within the City of North Myrtle Beach, several local details influence your final bill. Before you buy or finalize a budget, verify the following with local offices.

Property classification and ratios

Confirm how Horry County classifies your intended use. Primary residences, second homes, and commercial or rental use may fall under different classifications. Each classification can carry a different assessment ratio. You may need to file an application or affidavit to claim owner‑occupied status.

Combined millage and special districts

Ask for the current adopted millage for properties inside North Myrtle Beach city limits. Your total usually includes county operating millage, municipal millage for the City of North Myrtle Beach, school district millage, and applicable special districts like fire, library, stormwater, sanitation, or water and sewer. Millage is set annually by each taxing entity.

Revaluation, notices, and appeals

Counties conduct periodic revaluations or mass appraisals. When Horry County issues an assessment notice, review it promptly and note the deadline to appeal. Appeals typically start with the assessor and can proceed to a county board if needed. Follow the forms and timelines shown on your notice.

Exemptions and credits

Ask about owner‑occupancy exemptions, homestead‑style relief for age or disability, disabled veteran relief, and any local credits. Each program has eligibility rules and may require separate applications.

Due dates, payment options, and penalties

Confirm the due date for property taxes, available payment methods or installments, and how penalties and interest apply if you pay late. The Horry County Treasurer or Auditor and the City of North Myrtle Beach Finance office are your primary contacts for bills and deadlines.

Primary vs. second vs. STR classification

How you use the property in North Myrtle Beach matters. Classification can affect the assessment ratio and, in turn, your tax bill.

Primary residence

If you plan to live in the home as your primary residence, you may qualify for an owner‑occupied classification and certain exemptions. These benefits are not automatic. You may need to submit an application to the county and meet state eligibility rules.

Second or seasonal home

If this is a vacation or seasonal home, it is typically classified differently from an owner‑occupied residence. Second homes may not qualify for owner‑occupancy exemptions and may have a different assessment ratio. Confirm the current rules with the Horry County Assessor.

Short‑term rentals

If you plan to rent the property on a short‑term basis, account for two things:

• Property tax classification: Active short‑term rental use can affect how some jurisdictions classify a property. Ask the Horry County Assessor how rental activity may influence your assessment.
• Lodging and local taxes: Short‑term rentals usually must collect and remit lodging or tourism taxes, and you may need a local business license or registration. These taxes are separate from property tax and can be significant in a coastal tourism market.

Estimate your North Myrtle Beach tax

Use this checklist to estimate the annual tax for a specific address inside North Myrtle Beach.

1. Clarify intended use. Decide if the property will be your primary residence, a second home, a long‑term rental, or a short‑term rental. Classification starts here.

2. Confirm assessed value. Pull the county’s parcel record to find the current assessed value and check the property’s assessment history. Ask the seller for the last two years of tax bills.

3. Get the adopted millage. Request the latest combined millage from Horry County and the City of North Myrtle Beach for parcels within city limits, including county, city, school, and special districts.

4. Run the math. Multiply assessed value by total millage, then divide by 1,000. Apply any exemptions or credits you are eligible to claim.

5. Check timing. If you buy this year, ask how the sale or any planned improvements might affect valuation. Budget for changes after a revaluation cycle or renovation.

6. Plan for appeals. If you disagree with your assessment, note the appeal deadline on your notice. Start with the assessor, then follow the county process if you need a formal appeal.

Compare carrying costs on the Grand Strand

Property tax is one piece of the coastal cost picture. When you compare homes across North Myrtle Beach and neighboring Grand Strand communities, line up the following items side by side.

• Property tax bills for the last two or three years
• Property classification on record and current assessed value
• Homeowner’s insurance premium, including wind or hurricane deductibles
• Flood insurance costs and whether the lot is in a FEMA Special Flood Hazard Area
• HOA dues and any special assessments
• Utilities, sewer, water, trash, and stormwater fees
• Short‑term rental licensing and lodging taxes if you intend to rent
• Routine maintenance and salt‑air wear on systems and finishes
• Potential tax changes after a sale or significant improvements

A simple worksheet that lists these items for each property will help you compare apples to apples.

Tips for out‑of‑state buyers

• Request documents early. Ask the seller for recent tax bills and any exemption paperwork.
• Verify classification in writing. Confirm the county’s current classification for the parcel and what you must file to claim owner‑occupied status if applicable.
• Track deadlines. Put assessment appeal windows and tax due dates on your calendar.
• Use real data. Avoid relying on generic averages. Millage and special districts can vary within Horry County and between properties inside and outside city limits.

Ready to run the numbers together?

You do not have to figure this out on your own. If you want help estimating taxes for a specific North Myrtle Beach address and comparing total carrying costs, reach out to Mary Richards. We will pull the right records, walk you through classifications and exemptions, and help you budget with confidence.

FAQs

How are property taxes calculated in South Carolina?

• Taxes are based on the county’s market value, an assessment ratio tied to your property’s classification, and the combined millage rate from all taxing entities, minus any exemptions or credits.

What makes up the North Myrtle Beach tax rate?

• Total millage usually includes Horry County operating millage, City of North Myrtle Beach millage, Horry County Schools millage, and any special districts such as fire, library, stormwater, sanitation, or water and sewer.

Will my taxes change if I make a North Myrtle Beach home my primary residence?

• They can, since owner‑occupied homes may qualify for a different classification and certain exemptions; confirm eligibility, required filings, and timing with the Horry County Assessor.

Does short‑term renting affect property taxes in Horry County?

• It can influence classification in some cases and also triggers separate lodging or tourism taxes and possible local licensing; verify both property tax treatment and rental requirements before you list.

How often does Horry County reassess property values?

• Counties conduct periodic revaluations and issue assessment notices; check with the Horry County Assessor for the current schedule and appeal deadlines.

When are property taxes due in Horry County and North Myrtle Beach?

• Due dates, payment options, and penalties are set by the Horry County Treasurer and the City of North Myrtle Beach; confirm the current year’s calendar and accepted payment methods before the deadline.