Mindflow works from one place: Atlanta, Georgia. There is no Mindflow office in Myrtle Beach and no address for us here, because none exists. This is a market we serve rather than a market we sit in, and saying so plainly is the point. Our one real location is here.
- 18.8% of metro housing units are held for seasonal use, against 3.3% in Charleston
- Overall vacancy runs 27.0%, and seasonal units are 69.9% of all vacant units
- Horry County grew 17.8% in four years, entirely through in-migration
- Wind design runs 140 to 150 mph, inside the windborne debris region
A housing stock built for people who are not there
On ACS 2020–2024 five-year estimates the Myrtle Beach-Conway-North Myrtle Beach metro holds 40,967 units classified for seasonal, recreational or occasional use. That is 18.8% of every housing unit in the metro and 69.9% of all vacant units. Overall vacancy runs 27.0%.
The comparison is what makes it land. Charleston records 3.3% seasonal and Columbia 1.6% on the same table and vintage. Myrtle Beach carries roughly 5.6 times Charleston's share and 11.5 times Columbia's.
That changes the service model rather than only the market size. A large block of this housing is maintained remotely by owners who are not present, is inspected between lettings rather than lived in, and generates work on a turnover calendar. It also means the decision-maker is often not at the property, which changes how a job gets quoted, approved and paid.
The resident market underneath it is strong: the metro is 77.3% owner-occupied with a median year of construction of 1999. The city itself is the thinner half at 60.5% owner-occupied and 38.3% detached.
A hundred and forty to a hundred and fifty miles an hour
South Carolina modified the 2021 IRC wind provisions through Regulation 8-1202, effective 27 May 2022, directing construction to the Building Codes Council's published maps. The Council's Horry County map runs a 150 mph contour just offshore along the Grand Strand and a 140 mph contour inland. Myrtle Beach and North Myrtle Beach sit between the two lines, and the map leaves interpolation to the building official.
At those speeds coastal Horry falls inside the windborne debris region, which the 2021 IRC defines as within one mile of the coastal mean high water line where the ultimate design wind speed reaches 130 mph or more. That drives opening protection, fastening schedules and product approvals on work that would be routine inland.
The City of Myrtle Beach requires the lowest floor to sit three feet above base flood elevation in AE zones, and the lowest horizontal structural member three feet above it in VE zones, where basements are prohibited. The city's published requirement sheet carries no effective date, so we cite it as current rather than dating it. Horry County holds a Community Rating System Class 5, worth a 25% flood insurance discount in the special flood hazard area, effective 1 April 2024.
The seventeenth fastest-growing large county in the country
Census Vintage 2024 estimates put Horry County at 351,038 on the April 2020 base and 413,391 at 1 July 2024, growth of 17.8% in four and a quarter years. That places it seventeenth among all US counties over 100,000 people.
All of it is in-migration. Net migration ran +16,311 in 2024 while natural change was negative 1,409, meaning more deaths than births. This is a market growing entirely by people arriving, and skewing older as it does.
Storm records here need reading with care. Hail appears on 18 distinct dates across 2015 to 2024 and tornadoes on 14, but the damage fields are materially incomplete: 37 of 49 hail records and 14 of 20 tropical records are blank or zero. Hurricane Matthew shows $67.0 million entered against both the inland and coastal zone record for the same county, which reads as one figure recorded twice rather than $134 million of loss. The entire Hurricane Florence episode totals roughly $128,000 in recorded Horry County property damage, which is implausible on its face. We report the dates and decline to total the dollars.
Myrtle Beach sits inside a wider state picture. Licensing, advertising-disclosure rules and market conditions apply across South Carolina. Read the South Carolina market notes.
Every figure on this page has a source and a date
Where we could not verify something to a primary source it is absent rather than estimated. That is why some of these market pages are shorter than others, and it is the same standard we apply to a client report.
You will notice what is missing: no cost per lead, no conversion rate, no local benchmark. Those figures move by market and by season, and any number published here would be wrong by the time you read it. Your own account holds the real one, and our calculators do the arithmetic once you have it.
Our documented results are in home services. We publish the complete measurement protocol before you pay anything: the six-layer audit, the sampling method, a real report with the numbers left in. No ranking guarantees.
Fair questions about working with us in Myrtle Beach
Why does seasonal vacancy change how I sell here?
Because a large share of the housing is maintained by owners who do not live there. Work is triggered by turnover and inspection rather than by daily use, and the person approving the job is often in another state.
What wind speed do I design to in Myrtle Beach?
The Building Codes Council map runs 150 mph just offshore and 140 mph inland, with Myrtle Beach between the two and interpolation left to the building official. Confirm the figure for the specific address with the authority having jurisdiction.
How much hurricane damage does the record show?
Less than reality, and we will not total it. Damage fields are blank or zero on most storm records here, and Hurricane Matthew's $67.0 million appears twice for the same county. The dates are reliable; the dollars are not.
Start with a measurement, not a pitch
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