North Myrtle Beach · VA / Military
VA and Military Buyers in North Myrtle Beach, SC
VA financing and PCS timing explained plainly, with the search and the closing built around your report date.
A Quick Note
This page is general information, not legal, tax, insurance, or lending advice. VA loan rules and tax exemptions change, and only the VA, your lender, the South Carolina Department of Revenue, and the county can decide what applies to you. I am a real estate professional, and my part is the search, the contract, and keeping your timeline on track.
Talk VA Loans in North Myrtle Beach
VA and Military Buyers in North Myrtle Beach
If you are weighing a North Myrtle Beach condo against a house, settle the condo question first. The VA's own lender guide says that to be eligible for VA loan guaranty, a condominium must be approved by VA, so a unit in a project VA has not approved is not eligible, however much you like it. Your lender can check a project's status before you write an offer, and I read the association documents with you. Local to Coastal Realty talks with your lender early, walks every serious property with you, and runs the comps so you see what it is worth before you offer.
Your VA Loan, in Short
According to the VA, a VA-backed purchase loan requires no down payment as long as the sales price does not exceed the appraised value, carries no private mortgage insurance, and has no prepayment penalty. You need a Certificate of Eligibility and must intend to live in the home, so a VA loan is not for a weekly rental, which matters in a city that licenses short-term rentals. With full entitlement, the VA says you have no VA loan limit, as long as you can afford the loan and the appraisal supports the price. Most borrowers pay a one-time funding fee: 2.15 percent for a first-use purchase loan with less than 5 percent down, which is $7,525 on a $350,000 loan, unless an exemption applies, such as receiving VA compensation for a service-connected disability.
South Carolina's Exemption, and the Office That Certifies It
South Carolina law exempts from property tax the house owned by a veteran who is permanently and totally disabled as a result of a service-connected disability, once a certificate signed by the county service officer is filed with the South Carolina Department of Revenue; a qualified surviving spouse who remains unmarried and lives in the house can keep it. Without the exemption, a home you live in inside the city carries about 112.1 mills on a 4 percent assessment on Horry County's 2026 levies, roughly $1,794 a year on $400,000, so the exemption can be worth that much every year.
The Horry County Veterans Affairs Office is at 1949 Industrial Park Road, Suite 101, in Conway, (843) 915-5480, open weekdays from 8 to 5, and helps with VA claims, appeals, and medical enrollment.
Flood Insurance and How I Work
A VA loan is federally backed, so a property in a Special Flood Hazard Area needs flood insurance. We sign a written buyer agreement before touring, as the National Association of REALTORS has required of MLS participants since August 17, 2024. A VA-approved appraiser checks value and the VA's minimum property requirements, and I still recommend a full inspection. Read buying a home with a VA loan and buying a home in North Myrtle Beach, then call me.
Sources
The rules and figures above come from these sources, checked in October 2026. VA fees and tax rules change, so your lender, the Department of Revenue, and the county have the final word.
- U.S. Department of Veterans Affairs, VA-backed purchase loans
- U.S. Department of Veterans Affairs, VA home loan limits and entitlement
- U.S. Department of Veterans Affairs, funding fee and closing costs
- South Carolina Code, Title 12, Chapter 37, Section 12-37-220, property tax exemptions
- Horry County Auditor, 2026 tax levies
- Horry County Veterans Affairs
- FEMA, flood risk and lending requirements
- National Association of REALTORS, settlement FAQs, practice changes effective August 17, 2024
- U.S. Department of Veterans Affairs, Loan Guaranty Service, Condo Approval for Lenders quick reference
- City of North Myrtle Beach, short-term rentals
Frequently Asked Questions
Can I buy a North Myrtle Beach condo with a VA loan?
Ask your lender at the start whether that condo project works for VA financing, and review the association documents before you commit.
How much could South Carolina's disabled veteran exemption save me here?
It exempts the house entirely for a qualifying veteran. Without it, a legal residence in the city carries roughly $1,794 a year on $400,000 on Horry County's 2026 levies.
Where is the veterans office for North Myrtle Beach?
The Horry County Veterans Affairs Office, 1949 Industrial Park Road, Suite 101, Conway, (843) 915-5480.
North Myrtle Beach
What va / military looks like in North Myrtle Beach
The birthplace of the shag, the Cherry Grove Pier, Barefoot Landing, and Local to Coastal Realty's coastal office.
North Myrtle Beach was formed in 1968 when Cherry Grove, Windy Hill, Ocean Drive, and Crescent Beach joined together, and it is the birthplace of shag dancing, South Carolina's official state dance.
Barefoot Landing sits on the Intracoastal Waterway with more than 75 specialty shops, the House of Blues, and the Alabama Theatre, and the Cherry Grove Pier extends 985 feet into the Atlantic.
The method
How we do it in North Myrtle Beach
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