WHO AND WHERE ARE THE BUYERS MOVING FROM TO NORTH MYRTLE BEACH?

What States Have the Highest Move Rate to North Myrtle Beach, South Carolina?

A local relocation expert's honest guide to who's moving to the Carolina coast — and why

By Cathy Cagno | Owner, Broker, RENE, ABR, SRS, GRI | Local To Coastal Realty | localtocoastalrealty.com | 336-516-4136

The states sending the most people to North Myrtle Beach, South Carolina are New York, New Jersey, Pennsylvania, Ohio, and Maryland — with strong numbers coming from Connecticut, Massachusetts, Virginia, and Illinois too. Florida is also in the mix, which surprises some people, but there are good reasons for it. These aren't random moves. There's a very clear pattern here, and once you understand it, the whole thing makes perfect sense.

I'm Cathy Cagno, Owner and Broker at Local To Coastal Realty, and I've been helping people relocate to North Myrtle Beach and the surrounding coastal communities for years. I talk to relocation buyers almost every single day. The stories are different — the professions are different, the budgets are different — but the reasons they're moving? Almost always the same.

They're done. Done with the winters. Done with the traffic. Done with the property taxes. Done with the pace of life that never seems to slow down. And somewhere along the way they discovered that the Carolina coast offers something genuinely different — and genuinely affordable — compared to what they left behind.

Here's everything you need to know about who's making this move, where they're coming from, and what's driving it.

Where Are People Moving From?

If you pull up migration data for Horry County — which is where North Myrtle Beach sits — the Northeast dominates the list year after year. New York consistently leads, followed closely by New Jersey and Pennsylvania. Ohio and Illinois represent strong Midwest migration. And the Mid-Atlantic states of Maryland and Virginia send steady numbers throughout the year.

Massachusetts and Connecticut have been growing in volume over the last several years. The cost of housing in those states has pushed a lot of people to start looking seriously at alternatives — and once they start looking at what the Carolina coast offers per dollar, the math gets hard to argue with.

And then there's Florida. People are sometimes surprised that Florida makes the list, but it's becoming more common. Some buyers are escaping Florida's own rising insurance costs and property taxes. Others are moving up the coast to get a slightly different lifestyle — less tourist density, more community character — while still keeping the warm-weather coastal life they love.

New York

Highest Volume | Tri-State Migration | Primary and Second Homes

New York sends more people to North Myrtle Beach than any other state. That covers New York City, Long Island, Westchester, and the Hudson Valley — all areas where the property tax situation, the cost of living, and the relentless pace have pushed people to start seriously planning their exit. A lot of New Yorkers have had a second home on the Grand Strand for years before they finally make the full move. They already know the community. They know the restaurants. They know the beach. At some point, the primary home becomes the place they go back to, and the vacation home becomes the real life.

New Jersey

Second Highest Volume | Strong Retirement Numbers | Tax-Motivated

New Jersey buyers are among the most financially motivated relocation buyers I work with. Property taxes in New Jersey are some of the highest in the country — often $12,000, $15,000, even $20,000 a year on a modest home. When they discover that the same budget gets them a coastal home in North Myrtle Beach with taxes a fraction of that, the conversation changes quickly. New Jersey also sends a lot of active retirees — people in their late 50s and early 60s who planned this move carefully and are ready to execute it.

Pennsylvania

Strong Volume | Mix of Retirement and Remote Work | Philly and Pittsburgh Markets

Pennsylvania is a diverse source market — buyers come from Philadelphia, Pittsburgh, and everywhere in between. The retirement migration from Pennsylvania is strong and consistent. But increasingly, I'm also seeing younger Pennsylvania buyers who work remotely and realized during the past few years that they could live anywhere. They chose the coast. Good schools of thought there — North Myrtle Beach gives them the outdoor lifestyle, the community feel, and the coastal access without the price tag of coastal Virginia or the Outer Banks.

Ohio and the Midwest

Illinois, Ohio | Landlocked to Coast | Retirement and Lifestyle Change

Ohio and Illinois buyers are often making a more dramatic lifestyle change than Northeast buyers — they're trading a completely landlocked existence for life on the water. Many of them have vacationed on the Grand Strand for years and built up a vision of what life here could look like. When they finally pull the trigger, they're often decisive and motivated buyers. The financial argument also works — property taxes in Illinois especially are punishing, and the retirement income tax picture in South Carolina is genuinely favorable compared to what they're used to.

Maryland and Virginia

Mid-Atlantic Migration | Strong Second-Home and Primary Buyers

Maryland and Virginia buyers are often looking for a second home that becomes a primary over time — or they're making a clean move down the coast to a lower cost environment. DC-area buyers are well-represented here. They've spent careers in high-cost, high-stress environments and they're ready for something different. North Myrtle Beach often checks every box — coastal access, golf, boating, a genuine community, and a reasonable commute to Charlotte or Raleigh if they need to stay connected to professional networks.

Why Are They All Moving Here?

The reasons aren't complicated. And they're remarkably consistent regardless of where someone is coming from.

•        Taxes: South Carolina is one of the most tax-friendly states in the country for retirees and working-age residents alike. No tax on Social Security income. Retirement income deductions. Property taxes for primary residents are significantly lower than most Northeast and Midwest states. That alone drives a meaningful portion of the moves.

•        Cost of living: A dollar goes further here. Whether it's housing, groceries, utilities, or eating out — the cost of living in North Myrtle Beach is genuinely lower than what most relocation buyers are coming from. That matters, especially for people on fixed incomes or those who want to stretch their savings further.

•        Weather: Mild winters, long springs and falls, and a warm summer season. People who have spent decades managing ice storms and heating bills find this genuinely life-changing. Golf in February. Fishing in October. Beach walks in December. That's not a fantasy — that's a regular Tuesday for a lot of people who live here.

•        Lifestyle: The pace is different here. Not slow in a boring way — the community is active, there's always something going on. But the urgency is gone. People describe feeling physically different after they move — less tense, more present. The waterway, the golf courses, the marinas, the local restaurants — it all adds up to a daily life that people feel genuinely good about.

•        Affordability compared to other coastal markets: North Myrtle Beach is still significantly more affordable than coastal Virginia, coastal New England, coastal New Jersey, or coastal Florida. People who assumed they couldn't afford to live on the coast often discover that here, they can — and they can do it comfortably.

•        Remote work freedom: The pandemic permanently changed where people can live. A lot of buyers who moved here in the last several years made the decision because they suddenly had the freedom to live wherever they wanted. The Carolina coast has benefited enormously from that shift — and it hasn't stopped.

The Retirement Migration Picture

Retirement is still the primary driver of inbound migration to North Myrtle Beach — but the age profile has changed. It's not just 65-and-older anymore. I'm working with a lot of people in their mid-to-late 50s who are doing early retirement, semi-retirement, or structured wind-downs. They're healthy, active, and have planned carefully for this.

What they're looking for has evolved too. They want walkability — being able to get to restaurants, the beach, and daily errands without getting in a car every single time. Communities like Ocean Drive and the Main Street area check that box. They want amenities — pools, fitness centers, social infrastructure. Communities like Barefoot Resort, with its four championship golf courses and full resort amenities, are exactly what this buyer profile is looking for.

They also want community. Not a quiet street where nobody knows each other — they want neighbors, activity, and a sense of belonging. North Myrtle Beach delivers that in a way that a lot of larger beach cities don't.

Remote Workers Choosing the Carolina Coast

The remote work buyer is a genuinely different profile from the retiree — younger, often in their 30s or 40s, sometimes with kids, typically with a clear income and solid purchasing power. What they share with retirees is the desire for a lifestyle upgrade.

They could live in a suburb somewhere. They chose the coast instead. And North Myrtle Beach — with its Highway 31 access making commutes manageable, its proximity to Wilmington, Myrtle Beach, and even Charlotte for occasional in-person meetings — has become a serious option for this group.

The neighborhoods they tend toward are different from retiree buyers. They want good school access, space for a home office, a yard. They're interested in single-family homes in communities with pools and some activity infrastructure. Cherry Grove, Tidewater Plantation, and the residential neighborhoods off Highway 17 often fit their needs well.

For remote workers considering the coastal Carolinas, it's worth knowing that the North Carolina coastal towns — Calabash, Sunset Beach, Ocean Isle Beach, Holden Beach, Oak Island, Southport, and Brunswick County broadly — are all within a short drive. Some remote work buyers ultimately land on the North Carolina side of the line and still live the same lifestyle. I work both sides of that state line regularly and know both markets well.

Common Mistakes Relocation Buyers Make

•        Buying on the first trip: Excitement is real and sometimes it works out. But relocation is a big decision. Visit in a non-summer month to see what daily life actually looks like.

•        Not accounting for full monthly costs: Mortgage + taxes + HOA + insurance. Run the full number before you decide what you can afford.

•        Underestimating seasonal change: Summer on the Grand Strand is genuinely busy. If you hate traffic, you need to know what July looks like.

•        Skipping the flood zone check: Don't assume. Check the FEMA flood map for any property you're seriously considering.

•        Waiting for the perfect market timing: Rates, prices, and timing are unpredictable. The buyers I see regret most are the ones who waited two years for conditions that never arrived.

•        Not working with a local expert: A local agent knows which communities have HOA issues, which buildings have reserve fund problems, which areas flood that aren't in a flood zone. You can't get that from Zillow.

Frequently Asked Questions from Relocation Buyers

What state sends the most people to North Myrtle Beach?

New York consistently leads relocation migration to North Myrtle Beach, followed by New Jersey, Pennsylvania, Ohio, and Maryland. Northeast and Mid-Atlantic states broadly dominate the picture, with growing numbers from Illinois and Florida as well.

Is North Myrtle Beach a good place to retire?

It's genuinely excellent for the right buyer profile. South Carolina's tax treatment of retirement income is favorable, the cost of living is lower than most states retirees are coming from, the weather is mild year-round, and the community has the active lifestyle infrastructure — golf, boating, beaches, restaurants, events — that makes retirement feel like what people imagined. It's not for everyone, but the people who move here for retirement tend to stay and thrive.

How is North Myrtle Beach different from Myrtle Beach?

North Myrtle Beach is a separate city with a quieter, more residential character. It has its own distinct neighborhoods — Cherry Grove, Ocean Drive, Crescent Beach, Barefoot Resort area — each with a different feel. The shag dancing culture originated in Ocean Drive. The community has a tight-knit, local character that Myrtle Beach's more tourist-heavy environment doesn't always deliver. Most relocation buyers who want to actually live here, rather than feel like they're on permanent vacation, tend to prefer North Myrtle Beach.

What about the North Carolina coastal towns near the SC border?

Calabash, Sunset Beach, Ocean Isle Beach, Holden Beach, Oak Island, Southport, and Brunswick County broadly are all worth understanding if you're considering the northern coastal Carolinas. They're minutes from North Myrtle Beach in many cases and offer a slightly different character — more wooded, more North Carolina coastal community feel. Some buyers land on the NC side and live virtually the same lifestyle. I work both markets regularly and can help buyers understand the differences.

Is it expensive to insure a home in North Myrtle Beach?

It depends on the property — flood zone, construction type, distance to coast, and building age all affect pricing. Insurance is the cost item that surprises relocation buyers most often. The recommendation is always to get full insurance estimates — homeowners, flood, and wind/hail — before making an offer on any property. Don't finalize your budget without those numbers.

Should I buy or rent first when relocating?

There's a real case for renting for 6-12 months if you're uncertain about which specific area or community fits your life. North Myrtle Beach has different neighborhoods with genuinely different characters — spending time in them before committing to a purchase is smart. That said, many relocation buyers who know the area well from visits make the direct purchase and never regret it. It depends on your certainty level.

How do I start the relocation process?

The most useful first step is having an honest conversation with a local agent who knows the full market — not just listings but communities, insurance realities, HOA health, seasonal considerations, and lifestyle fit. That conversation costs you nothing and changes everything. I do these calls regularly with buyers who are 6, 12, or 24 months from a potential move and just want to understand the real picture.

Ready to Have a Real Conversation About the Move?

If you're in New York, New Jersey, Pennsylvania, Ohio, Maryland, Massachusetts, Connecticut, Virginia, Illinois, or Florida — or anywhere else — and you've been thinking seriously about relocating to the Carolina coast, I'd love to talk.

Not a sales call. Not a pitch. Just a real conversation about what the market looks like, what different communities offer, what your budget actually gets you here, and whether the lifestyle is what you're imagining. Most of the time, it's better than people imagined.

Cathy Cagno | Owner, Broker, RENE, ABR, SRS, GRI

Local To Coastal Realty | Your Local To Coastal Realtor

North Myrtle Beach & Surrounding Coastal Areas

336-516-4136  |  localtocoastalrealty.com