Bluewater Resort is a 15-story oceanfront condo tower offering direct beach access and extensive amenities for guests and owners. The resort includes both an oceanfront high-rise and additional villa buildings across the street, with access to multiple pools, hot tubs, a lazy river, and a fitness center. Its prime beachfront location at 2001 South Ocean Boulevard places investors within minutes of major attractions and the Myrtle Beach International Airport.
Overview of Bluewater Resort
Bluewater Resort is a popular oceanfront condominium complex on the southern end of Myrtle Beach. The property consists of a main 15-story oceanfront tower and two 4-story villa buildings across the street. Amenities are a big draw for renters and include:
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Multiple Pools & Hot Tubs: Outdoor pools (including a volleyball pool) just yards from the beach, plus an indoor/outdoor pool, kiddie pool, lazy river, and 4 jacuzzis.
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Relaxation & Recreation: A dry sauna, fitness center, on-site arcade/game room, and even a pickleball court are available to guests.
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Food & Beverage: An on-site restaurant (NY Pizza Kitchen) and a seasonal tiki bar on the oceanfront patio serve guests, adding resort-style appeal.
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Other Perks: 24/7 on-site security, a secured 5-level parking garage (with overflow parking by the villas), and meeting/event rooms (available for rental on 3rd and 15th floors, often used for weddings or groups). Each condo has a private balcony (many with direct ocean views) and a kitchen or kitchenette, making them fully functional vacation units.
Location Advantages: Bluewater’s location in south Myrtle Beach means convenient access to Market Common, Broadway at the Beach, and other attractions within a short drive. It’s only ~2 miles from the airport, which is a selling point for vacationers. Additionally, nearby are the Springmaid Pier and various water sports outfitters. This mix of family-friendly amenities and a central location makes Bluewater Resort attractive to tourists – and thus to investors looking for strong short-term rental demand.
Investor Appeal: Bluewater Resort stands out as an investor-friendly condo complex. Both short-term and long-term rentals are permitted by the HOA, giving owners flexibility in strategy. Unlike some condotel-style resorts, owners at Bluewater are free to self-manage via platforms like Airbnb and VRBO or use third-party rental management – there is no requirement to use an on-site rental program. This freedom, combined with the resort’s amenities and oceanfront appeal, has made Bluewater a favorite for those investing in short-term vacation rentals.
Gross Rental Income Potential (By Unit Type)
A key question for any investor is: How much income can an oceanfront Bluewater condo generate? Actual rental performance varies with unit size, condition, and hosting strategy, but recent 2023/24 data and investor reports provide some ranges:
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1-Bedroom Units (Oceanfront or Ocean View): These are the most common, often sleeping 4–6 guests (with sleeper sofas or murphy beds). Typical gross rental income is in the ballpark of $20,000 to $35,000+ per year. Well-managed units can reach the higher end of that range. For example, one investor reported about $43,000 gross income (April 2022–March 2023) on a 1BR oceanfront unit. After cleaning fees and expenses, that netted roughly $34K before fixed costs. More average performance (or older units with mediocre reviews) might be in the $20Ks. Seasonality is strong – a large portion of revenue is earned from May through September when tourism peaks.
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2-Bedroom Units (Oceanfront): Two-bedroom condos at Bluewater are relatively limited in number but can host larger groups (6–8 guests). They command higher nightly rates and more summer demand. Gross rental income for 2BR units generally ranges from around $30,000 up to $50,000+ annually. An updated 2BR oceanfront unit in peak condition could push the upper $40Ks in a strong year, especially if achieving high occupancy. (For context, some top-performing 2BR condos in Myrtle Beach at newer resorts can even exceed $70–$100K gross in exceptional cases, but Bluewater’s 2BRs likely top out lower given the older building and slightly lower nightly rates.) Still, a 2BR at Bluewater can out-earn a 1BR by a significant margin, particularly if it’s modernized and marketed effectively to larger families.
Note: The above figures are gross rental income (total before expenses). From gross income, owners need to subtract expenses like HOA dues, cleaning fees (often passed to guests in short-term rentals), property management or platform fees, insurance, property taxes, and maintenance. We’ll discuss net returns in the Investor Insights section. Also keep in mind that rental performance greatly depends on the owner’s rental strategy – pricing, marketing, responsiveness, and unit condition matter. Some Bluewater owners who treat their unit as a true business have achieved occupancy rates around 80–90% annually (e.g. one reported ~86% occupancy in 2022), whereas a more hands-off approach could yield lower occupancy and income.
Investor Insights: Returns, Rental Strategy, and Appreciation
Cash-on-Cash Returns: Thanks to relatively affordable purchase prices and solid rental demand, Bluewater Resort units can produce healthy cash-on-cash returns. A 1BR unit might cost ~$130K–$180K (as of 2023/24, depending on view and updates) and generate, say, ~$25K net operating income (after expenses but before mortgage). If an investor finances the purchase, the cash-on-cash return (annual profit divided by cash invested) can often hit double digits. For example, using the earlier scenario: ~$34K net before HOA/tax, minus ~$10K HOA and ~$1K tax/ins, leaves ~$23K net operating profit. On a $150K purchase with 25% down ($37.5K down payment, ignoring closing costs), even after mortgage interest the annual cash return might be around $10–15K, which is roughly a 27–40% return on the cash invested. Of course, results vary – a more common CoC return might be in the 8–15% range for well-run short-term rentals here. Self-management (to avoid 20–30% property management fees) is a big factor in boosting returns. Investors who live farther away but still want those higher returns often use technology and local cleaning services to manage remotely, or hire off-site rental companies that charge more modest fees (10–20% of gross) compared to on-site programs.
By contrast, if one were to rent the condo on a long-term 12-month lease, the income would likely be much lower (perhaps ~$1,200–$1,500/month or ~$15K/year for a furnished 1BR, based on local long-term rates). Bluewater’s HOA does allow long-term tenants, but few owners choose that route because short-term rentals can often double the income of a long-term lease. The trade-off is that long-term renting is far more hands-off and has virtually zero vacancy in a beach area with year-round renters, whereas short-term is a active business with seasonal fluctuations. New investors should weigh their own time commitment and desired involvement when choosing between short-term vs. long-term strategy. In practice, most Bluewater buyers use these condos as pure short-term vacation rentals or a mix of personal vacation use + short-term rental (rather than annual leases).
Appreciation Trends: Beyond cash flow, investors should consider the appreciation potential of the asset. Myrtle Beach oceanfront condos saw a surge in prices in the past few years – since 2019, median sale prices for oceanfront condos in the area jumped roughly 85% (from about $157,000 to $285,000). Bluewater units were no exception, with values climbing due to high buyer demand in 2021–2022. As of late 2023 and into 2024, the market has shown signs of cooling or normalizing: inventory has increased slightly, and rapid price jumps have leveled off. Occupancy and ADR (average daily rates) for rentals have tempered a bit from the 2021–22 highs, partly due to new supply of rentals and some post-pandemic tourism normalization.
However, Myrtle Beach remains a fundamentally strong market – tourism numbers are still near record highs and the area continues to grow. Investors can expect moderate appreciation over the long term, especially as older buildings (like Bluewater, built 1984) undergo renovations and the surrounding area develops. Cash flow should be the primary focus for a Bluewater condo investment, with appreciation as a bonus. It’s wise to budget for occasional special assessments or upgrades (common in older oceanfront HOAs) to maintain property values. Overall, Bluewater offers a relatively low price point entry into oceanfront real estate with both income and appreciation upside – a combination appealing to many first-time and seasoned investors alike.
HOA Fees, Rules & Financing Considerations
HOA Dues: Bluewater Resort’s HOA fees are on the higher side but “all-inclusive.” Depending on unit size and location, current HOA dues (2023/24) range roughly from $750 to $1,000+ per month for 1- and 2-bedroom units. For example, a 1BR oceanfront unit’s HOA might be about $860/month, while another 1BR in the villas was listed at $1,020/month (HOA can vary if the unit is in the main tower vs. villa building, oceanfront vs oceanview, etc.). These fees cover essentially all utilities and resort amenities – building insurance, water/sewer, trash, cable TV, Wi-Fi internet, electric (in-unit electricity is included), pest control, common area maintenance, security, etc. The Bluewater HOA being “all-inclusive” means owners have fewer surprise bills; even unit electric is paid via HOA, which is a nice perk (many condos separate electric).
It’s important to factor HOA costs into your cash flow analysis. While ~$800-900/mo might sound high, remember it replaces many costs (no separate water, internet, cable, or electric bills, and the HOA’s building insurance covers the structure – owners just need contents insurance which is relatively cheap). High HOA fees are common in oceanfront resorts due to pools, elevators, and infrastructure to maintain. In fact, Bluewater’s fees, while hefty, are not unusual – a similar 1BR at a nearby resort might have $600–$700/mo HOA plus separate electric. Some older resorts in Myrtle Beach even charge >$1,000/mo HOA for 2BR units with full amenities. On the flip side, a more “no-frills” oceanfront like Sands Ocean Club (with small studios) can have lower dues around $400/mo, but those come with far fewer utilities covered and less space. As an investor, ensure the HOA dues + insurance + taxes are well-covered by your expected rental income with a comfortable margin.
HOA Rules & Policies: Bluewater Resort’s HOA is generally investor-friendly with regard to rentals, but they do enforce rules to keep the property safe and pleasant for all:
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Short-Term Rentals Allowed: As noted, daily/weekly rentals are permitted and common. Guests must abide by resort rules (no under-25 check-in without adult, no house parties, etc., per rental guidelines).
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Owner Use: Owners can use their condos for personal stays whenever they want (there are no blackout periods or mandatory rental pools). Many investors like to enjoy a beach vacation in their unit during the off-season or a few peak weeks and rent it out the rest of the year. Just keep in mind that time you occupy the unit is time not earning rental income (opportunity cost).
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Pet Policy: Renters/guests are NOT allowed pets at Bluewater (this is strictly enforced – even emotional support animals are prohibited for guests). However, owners are allowed to have pets (with some restrictions). The HOA “pet policy: owner only” means if you own a unit, you can bring a pet for your personal stay, but you cannot let short-term tenants bring theirs. This is a common policy in Myrtle Beach resorts to prevent damage and allergies.
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Smoking Policy: Bluewater is a non-smoking / non-vaping property including balconies and pool areas. There are designated smoking areas outside. This is a plus for many guests (non-smokers give better reviews in smoke-free units) but something to note if you or your target renters smoke.
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Parking and Access: The HOA provides parking passes and keycard access for the garage. Each unit typically conveys with the right to use the garage and lots, with up to 2 parking passes for a 1BR (as parking is somewhat limited). All parking is free for owners and guests (included in HOA). Secure parking and 24-hour security personnel are part of the HOA services.
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HOA Management and Assessments: The complex is managed by a homeowners association board. Investors should inquire about any recent or upcoming special assessments (major repairs like exterior painting, new elevators, etc., which are common every couple of decades on oceanfront buildings). These can be an extra cost (sometimes a few thousand dollars per unit spread over payments). Knowing the HOA’s financial health and reserve funds is part of due diligence. Bluewater had a construction date in the mid-80s, so by now many updates (roof, elevators, facade, etc.) have either been done or will be considered – check the status of those.
Financing Implications: Financing a condotel-type property like Bluewater can be a bit different than a typical home:
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Conventional Loans: Some units at Bluewater do qualify for conventional financing (20-25% down, 30-year mortgage) with certain lenders – often local banks or portfolio lenders. The MLS listings indicate conventional loans are accepted. However, big national banks or government-backed loans (FHA, VA) typically won’t lend on condotels. The reason is the resort features (front desk, daily rentals, high owner occupancy ratio) make it “non-warrantable” to Fannie/Freddie guidelines in many cases. Thus, investors should be prepared for potentially larger down payments (25–30% is common) and slightly higher interest rates. Shop around for lenders who do a lot of Myrtle Beach condo loans.
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Alternative Financing: Many buyers use cash or HELOCs to purchase these units due to financing hurdles. Others refinance after purchase or use a 401(k) loan (more on that in a later section) to fund it. The key is to account for financing costs when calculating returns – if you do get a loan, your cash flow will need to cover the mortgage payment in addition to HOA and other expenses. The good news is Bluewater units’ strong rental income can often support financing if bought at a reasonable price. Tip: If you plan to finance, ask the lender about any specific HOA questionnaire items – e.g., if the HOA has any ongoing litigation or if a high percentage of units are rentals, it could affect loan approval.
In summary, Bluewater’s HOA is comprehensive and fair – no deal-breaker rules for investors, just the usual pet and conduct restrictions to keep rentals running smoothly. As an investor, budget for the sizable monthly HOA, and work with a lender experienced in condo-tel loans or be ready with cash. With those pieces in place, you’ll enjoy a relatively turnkey ownership experience focused on renting and generating income rather than worrying about utilities or maintenance minutiae (the HOA handles the heavy lifting on maintenance and amenities).
Guest Experience & Reviews (Airbnb/VRBO & Google Feedback)
Understanding what guests think of Bluewater Resort can help an investor identify selling points and address potential pitfalls in advance. We’ve sifted through Airbnb/VRBO comments and review sites (TripAdvisor, Google) to summarize highlights:
👍 Positive Guest Feedback: Many vacationers have a great time at Bluewater. Common praises include:
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Excellent Location & Views: Guests love the direct oceanfront views and being steps from the beach. The convenience of being close to attractions yet in a slightly quieter stretch of the Strand is often mentioned. One TripAdvisor reviewer gushed that Bluewater was “absolutely perfect,” highlighting the unique, tasteful décor of their condo and the peaceful, non-cookie-cutter vibe of the resort.
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Fun Amenities: Families appreciate the variety of pools and the lazy river on-site. The tiki bar is a hit in summer – one guest noted enjoying having a drink by the pool/ocean without leaving the resort. The fact that every unit has a balcony is a plus for morning coffee with a view.
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Comfortable Condo Features: Many Airbnb reviews (average ~4.5/5 stars for Bluewater listings) compliment well-equipped units – full kitchens, comfortable beds, and the convenience of on-site laundry facilities. For example, an Airbnb guest in a 2BR unit commented that it was a “beautiful beachfront condo” and the space was exactly as described, with easy beach access and plenty of room for their family. Well-updated units that match their online photos tend to get 5-star reviews, which in turn boosts future bookings.
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Value for Money: Several guests mention that Bluewater offers good value – it’s often more affordable than the newer luxury resorts, yet still provides the full resort experience (pools, hot tubs, beach access). For budget-conscious vacationers, a clean and cozy Bluewater condo is often “just what we needed.” This value perception can keep occupancy high.
👎 Critical Feedback: Not all is perfect; some guests have had issues, usually depending on the specific unit’s condition (since each condo is individually owned) and expectations:
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Outdated or Worn Units: The most common complaint is about condos that haven’t been renovated recently. Words like “dingy, old, and outdated” have appeared in reviews for certain units. For instance, one TripAdvisor reviewer who rented a unit warned future guests to “Stay AWAY!” from that particular condo due to dirty, aging furnishings and even some maintenance hazards (a “jimmy-rigged” stove and a leaking AC unit). Investor takeaway: Units in poor condition get poor reviews, which hurt rental prospects – this underscores the importance of updates (see the Remodel vs Turnkey section).
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Layout Quirks: A few reviews mention unusual floor plans. One Facebook discussion noted a 2-bedroom unit where “the room was backwards – the biggest room had 2 beds and the balcony, so it was basically for the kids”. Some Bluewater 2BR layouts have the living area in the back and a bedroom oceanfront, which can feel odd. Clear communication in your listing about the layout and bed arrangements can prevent surprises.
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Cleanliness/Inconsistent Management: As units are individually managed, the cleanliness and check-in experience can vary. While many note clean units, a few guests have encountered cleaning issues or slow responses from certain hosts. Being a proactive, responsive host (or hiring a good local co-host) will mitigate these concerns. Striving for that Superhost responsiveness (fast replies, accommodating reasonable requests) will show in reviews.
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Building Age/Maintenance: Some guests realize Bluewater is an older resort – occasional comments about things like slow elevators, an out-of-service hot tub, or dated common areas pop up. These are HOA-level items largely out of an individual owner’s control, but awareness helps. The HOA does work on maintenance, but it’s not a shiny new tower – investors can address this by highlighting in their listing what has been updated (e.g., “new elevators in 2021” if applicable, or mention the condo’s modern interior to set expectations that while the building is older, the unit is great).
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Noise: A minority of guests mention noise – this is typical of any busy resort. Hallway noise or hearing neighbors can happen. End-unit or higher-floor condos tend to have less noise. Many hosts provide a white noise machine or ear plugs to guests as a courtesy, just in case.
Overall Review Profile: Bluewater Resort’s guest ratings are generally positive, averaging around 4.5 stars on Airbnb/VRBO. Guests who get an updated, well-managed unit often leave 5-star reviews and become repeat visitors. The resort’s Google rating hovers around the mid-4 stars as well (taking into account all units). The major differentiator in reviews is the unit condition/host rather than the resort itself – when investing, you effectively control that by how you furnish, renovate, and manage.
For an investor, the takeaway is: deliver what you promise (or more). If your online listing photos show a beautiful, clean space, ensure that’s exactly what the guest walks into. Addressing the common pain points (outdated decor, cleanliness, communication) will put your Bluewater condo at the top of the pack in terms of guest satisfaction. In turn, those 5-star reviews will feed the Airbnb algorithm to boost your listing and allow you to charge premium rates.
Bluewater vs. Other Oceanfront Resort Investments
How does Bluewater Resort compare to other Myrtle Beach oceanfront condo complexes from an investor’s perspective? Here’s a quick comparison of its investment profile versus a few popular alternatives:
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Bluewater Resort (2001 S Ocean Blvd): Price Point: Low-mid (1BR ~$150k, 2BR ~$200k as of 2024). HOA: High ($800–$1000/mo) but all-inclusive. Rental Flexibility: Very high (self manage Airbnb allowed, no on-site program requirements). Amenities: Strong (multiple pools, lazy river, tiki bar, etc., but property is older). Typical Gross ROI: Moderate-High (1BR ~$25-35k, 2BR ~$40-50k). Summary: A solid mid-tier option balancing affordability and amenities – appeals to families on a budget, which keeps occupancy up. Great for hands-on investors who want control.
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Landmark Resort (1501 S Ocean Blvd, nearby): Price Point: Low-mid (older 1BR units often $130–170k). HOA: High as well (~$600–$800/mo depending on unit) – not all utilities included (check specifics). Rental Flexibility: Limited – Landmark has a heavy in-house rental program; while owners technically can self-manage, there have been reports of restrictions (and the resort’s extensive water park amenities may only be fully available to guests in the on-site program). Amenities: Very strong (water park, pools, restaurants, etc. after a major upgrade in recent years). Gross ROI: Potentially high in summer, but on-site management takes ~40%+ of gross, significantly reducing owner net if you go that route. Summary: Landmark can be a rental machine in terms of bookings due to its name recognition and water amenities, but the investor’s share of that revenue can be slimmer if bound to the hotel management. More suitable for a passive investor who’s okay with letting the hotel handle rentals (and taking a cut) – not as good for an Airbnb entrepreneur style investor.
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Sands Ocean Club (9550 Shore Dr, North Myrtle): Price Point: Low (studios ~$120k, 1BR $150k). HOA: Relatively low ($400–$600/mo) since units are small and older. Rental Flexibility: High – like Bluewater, owners commonly self-manage via Airbnb. Amenities: Notable for Ocean Annie’s Beach Bar (a famous oceanfront bar with live music that draws crowds), plus pool, lazy river, but overall an older building with modest condition. Guest Profile: Younger crowd, music lovers; can be rowdy. Gross ROI: Studios may only gross $15–$25k/year; high occupancy in summer but much lower off-season due to limited snowbird appeal (small units). Summary: A bargain entry point with decent cash-on-cash potential, but a totally different vibe (party-centric). Bluewater tends to attract families, whereas Sands skews toward nightlife.
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Dunes Village Resort (5200 N Ocean Blvd) – (Higher-end example): Price Point: High (newer 1BR $250k+, 2BR $400k+). HOA: High ($800–$1100/mo for 2BR) given extensive amenities. Rental Flexibility: Medium – on-site program is big, but many owners do use Airbnb successfully. Amenities: Top tier – huge indoor water park complex (a major draw year-round), multiple restaurants, spa, etc. Gross ROI: Very high – families pay premium rates here. A 2BR at Dunes Village can reportedly gross $80k–$100k+ annually in rental income under experienced management, far above most other resorts. Summary: As an investment, Dunes Village shows what a higher initial investment can yield in Myrtle Beach. The cash flow can be excellent, but the barrier to entry is much higher than Bluewater. Also, managing guest expectations is easier (it’s a true resort experience), but competition from the hotel program exists.
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“Average” Oceanfront Condo: It’s worth noting that across Myrtle Beach, the median oceanfront condo is a 1BR in an older resort. Bluewater is quite representative of this median class. Many other buildings (Palace Resort, Caravelle Resort, Boardwalk Resort, etc.) share similar characteristics: built decades ago, decent amenities, ~$150k price, and $25–$35k gross rental potential. Bluewater’s edge is that it has a particularly robust amenity set for its class and an HOA that, while high, is inclusive and allows owner control. Some comparable HOAs might not include electric or might mandate using a particular rental management. Bluewater strikes a balance that investors find attractive.
In summary, Bluewater vs others: If you’re a first-time investor with a limited budget, Bluewater offers a compelling mix of affordability and rental capability – it’s a known quantity and you won’t be blazing a new trail (lots of investor-landlords have proven its viability). Compared to more restrictive or expensive resorts, Bluewater gives you more control and a lower cost of entry, at the expense of a bit more hands-on effort and an older building aesthetic. Seasoned investors often own units in multiple buildings, using places like Bluewater as steady cash cows while perhaps also owning a “trophy” unit in a high-end resort. For a small business owner transitioning into real estate or someone rolling over retirement funds, Bluewater can be a smart first acquisition before scaling up to larger properties.
Remodel vs. Turnkey: Investment Strategy for Bluewater Units
When purchasing a Bluewater condo for investment, one major strategic decision is whether to buy a unit that’s already fully renovated (turnkey) or a fixer-upper that you remodel to add value. Each approach has its pros and cons:
Turnkey (Updated Unit) – Pros & Cons: A “turnkey” unit is one that’s rent-ready on Day 1, often having modern upgrades (new flooring, kitchen, bath, furniture, etc.) and a proven rental track record.
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Pros: You can start earning income immediately without downtime. The unit likely has good reviews and solid future bookings if you assume the previous owner’s rental listing. No renovation stress or surprise repair costs – you know what you’re getting. Turnkey units often achieve higher nightly rates and occupancy from the get-go, since they show well in photos. For out-of-town investors or those rolling over a 401(k) who may not want an active renovation project, turnkey is the safer route. Financing might be easier too, since the unit will easily appraise at purchase price if it’s in great condition.
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Cons: You pay a premium for someone else’s renovations. These units will cost more – possibly tens of thousands more than an outdated equivalent. That upfront premium could mean a lower initial yield on cost. Also, you might still want to add your own touches or replacements, as “turnkey” doesn’t always mean your taste – but at least changes would be optional, not necessary. There’s also more competition from other buyers for nice units, so you might have less negotiation power.
Fixer-Upper (Value-Add Remodel) – Pros & Cons: Buying a unit that needs work (old carpet, 1980s cabinets, etc.) and renovating it can be a lucrative play if done smartly.
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Pros: Often you can buy at a discount – motivated sellers or units that show poorly might list for significantly less. This is an opportunity to build equity by remodeling; for example, a $140k purchase that spends $20k on upgrades could appraise or sell for $180k+ afterwards, effectively creating value. Renovated units get higher rents, so you boost income too. You also get to design it to optimally suit renters (perhaps adding a murphy bed, upgrading to durable LVP flooring, installing a keypad lock, etc.). For investors with renovation experience or local resources, this can yield a higher cash-on-cash return once rented, since your all-in cost remains moderate but income rises.
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Cons: Renovations take time and can be stressful – every month spent under construction is a month of foregone rental income. You’ll need to coordinate contractors, permits (if needed), design, and furnishings. If you’re not local to Myrtle Beach, managing a remodel remotely can be challenging (though some investors hire local project managers). There’s risk of budget overruns or discovering issues (e.g., an AC that needs replacing). Additionally, if the HOA is undergoing any building work, it could complicate scheduling. Essentially, it’s a short-term pain for long-term gain scenario. Another con: if you use a self-directed IRA/401k to buy, you must be very careful – you typically cannot do the work yourself (no “sweat equity” allowed by IRS rules in an IRA property), you’d have to hire it out, which could reduce the cost advantage.
Impact on Rentals: Guests absolutely notice the difference between a dated condo and a fresh, modern one. As mentioned in the review section, updated units get more bookings and 5-star reviews. A relatively small investment in updates can have outsized effects on income. In fact, “a few updates and upgrades get you more bang for your buck than a major overhaul” when converting a unit into a vacation rental. Key areas to focus on are kitchen and bathrooms, as well as décor. One remodeling guide notes that while an outdated bath that “functions” might not get complaints, it also won’t earn you any bonus points – whereas a stylish, renovated bathroom can wow guests and justify higher rates. The same goes for the kitchen and living space: a new backsplash, modern lighting, smart TV, and a cohesive beach-chic décor scheme can make your listing photos pop.
High-ROI Upgrade Ideas: If you choose to remodel (or even just selectively update a turnkey unit further), consider these upgrades that yield high ROI for STR (short-term rental):
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Fresh Paint & Lighting: Easiest facelift – a bright, neutral paint job and modern light fixtures. Cost is low but instantly makes the unit feel newer. This is often cited as a must-do for converting to a vacation rental.
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Flooring: Durable LVP (luxury vinyl plank) or tile flooring is preferred over old carpet. It’s more hygienic and photographs better. Many Bluewater owners replace carpet with wood-look LVP.
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Bathroom Updates: Replacing an old vanity with a new one, updating the mirror and fixtures, re-tiling or refinishing the tub/shower can take a bathroom from 1980 to 2024 at moderate cost. If budget allows, making at least one bathroom handicap-accessible could set your unit apart (very few have this, and it can attract an underserved market).
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Kitchenette/Kitchen: In small condos, a full kitchen remodel might be pricey, but at least update appliances to stainless (or clean newer white), add a modern backsplash, and ensure ample cookware/utensils for guests. A popular addition in efficiency setups is a kitchenette “coffee bar” – a nice touch for guests (some listings even advertise a Keurig coffee station, etc.).
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Furniture & Décor: A cohesive, beach-themed but uncluttered décor can do wonders for your listing photos. Think in terms of a 5-star hotel aesthetic with personal touches. Replace any worn furniture (especially sleeper sofas – a new comfortable one can be a selling point). Provide comfortable bedding and maybe a couple Instagrammable décor pieces (e.g., a neon “Beach Life” sign or tasteful wall art). One reviewer specifically praised the “unique décor” of their Bluewater condo as elevating the experience – that translates to referrals and repeats.
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Smart Tech: Consider installing a keyless smart lock for easy self-check-in. Guests love not having to carry keys. A smart thermostat can help regulate climate (and prevent guests from running AC with patio doors open). Also, ensure high-speed Wi-Fi (typically provided by HOA, but you might add a signal booster) and at least a couple streaming-capable TVs. These tech upgrades are relatively cheap but can be highlighted in your listing (“Smart lock for 24/7 easy check-in”, “55” 4K Roku TV” etc.).
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Little Extras: Small amenities can earn great reviews: beach chairs and umbrellas for guest use, a pack-and-play crib if you target families, board games/DVDs for rainy days, etc. These low-cost items make a stay more comfortable and set you apart from bare-bones competitors.
In essence, remodeling is about investment: you’re putting in capital now to earn greater returns later. Bluewater’s market supports this, as renovated units clearly outperform. If you have the experience/means to renovate, it can be very rewarding financially (and satisfying to see a transformation). If not, buying a unit someone else already remodeled and paying a bit more is perfectly fine – you’re still capturing the strong rental market, just without a value-add bump.
Many investors follow a hybrid strategy: buy a slightly dated unit that’s still functional, rent it out for one season to generate cash, then do an off-season remodel in winter (when rentals are slower or you can block it off) to boost the next year’s performance. Myrtle Beach’s low season (Nov-Feb) is a common time for owners to schedule improvements without missing out on peak summer income.
401(k) Rollovers & Small Business Owners: Investing with Retirement Funds
This section addresses those investors who might be transitioning from a traditional career or business and want to use retirement savings or sale proceeds to invest in a Bluewater condo (or similar property). It’s a smart move to diversify into real estate, but there are some specific considerations:
Using Retirement Funds (Self-Directed IRA or 401k): If you have a substantial 401(k) from a previous employer or an IRA, you can indeed use those funds to invest in real estate – typically by rolling them into a Self-Directed IRA (SDIRA) or a Solo 401(k) if you are self-employed. This allows your retirement account to own the property. All income (rent) goes back into the retirement account, and all expenses must be paid from it. The advantage is tax-deferred (or tax-free, if Roth) growth of rental income and appreciation. However, there are strict rules: you (and immediate family) cannot use the property personally – it must be purely investment. And you must avoid “self-dealing,” meaning you can’t, say, do the repairs yourself or pay yourself to manage it – you have to treat it as an arm’s length investment. Many people use an SDIRA custodian company to facilitate this. Bluewater condos can be suitable SDIRA assets given their income production, but you should consult with a financial advisor to navigate this path.
An alternative, often more flexible, approach is using a Solo 401(k) loan. If you have a Solo 401k (which you can set up if you have any self-employment income, like consulting or a small side business), the IRS allows you to borrow from your 401k for any purpose. “You can roll it into a Solo 401k and take out a loan up to $50,000 or 50% of the balance, whichever is less,” according to one investor’s advice. This means, for example, if you have $200k in an old 401k, you could move it to a Solo 401k and borrow $50k from it, penalty-free (you do pay yourself back with interest, but that interest goes into your own retirement account). That $50k could serve as a down payment on a condo. This strategy essentially lets you “be your own bank.” The rental income then could be used to pay the mortgage and also repay your 401k loan. Many investors like this because you still get to use leverage and any appreciation/cash flow is yours to keep (not locked in an IRA). Just be sure you repay the loan on schedule (typically 5 years is standard, or longer if it's for a primary home, but in this case it’s investment so 5-year term).
Small Business Owners Transitioning to Real Estate: If you’ve sold a business or are shifting from running a company to investing in rentals, you’ll find that running a short-term rental is like running a small business – your skills will translate well. You’ll be dealing with marketing (listing creation, pricing strategy), customer service (guest communications), operations (cleaning turnovers, maintenance coordination), and financial management (tracking income/expenses). Treat your condo as you would your business: have a business plan, maintain a separate bank account for income/expenses, possibly form an LLC for liability protection, and focus on customer satisfaction (guest experience) to drive repeat business. The good news is it’s usually less demanding than a full-time business: once set up, a single STR unit might require a few hours a week of your attention if well-automated.
If you are rolling over from a small business sale, you might consider a 1031 Exchange if your business included real estate that you sold – but if it was just a business (no property), 1031 doesn’t apply (it only works real estate-to-real estate). Instead, you’d just invest your capital directly. Tax-wise, rental real estate offers great benefits like depreciation write-offs which can shelter much of the rental income from taxes, especially beneficial if you have a high income elsewhere or a big nest egg to shield.
Special Considerations: Ensure you have a good CPA or advisor who understands both real estate and retirement account rules if you go that route. If using an IRA/401k to hold property, any financing on an IRA-owned property has to be non-recourse (you can’t personally guarantee a loan – often requiring larger down payments). Some choose to just withdraw retirement funds (paying any applicable taxes/penalties) to buy property in cash if they’re close to retirement age and want the income now. Others keep it all within the account. It really depends on your stage in life, risk tolerance, and tax situation.
Also, anecdotally, some investors mention spouse dynamics: one partner may be nervous to pull money from a stable 401k into a “risky” rental. It’s key to outline the plan and perhaps start with one condo as a trial. The relatively lower price of Bluewater units can make for a good pilot investment to prove the concept without risking the entire farm.
In summary, rolling over retirement savings or reallocating from a sold business into a Bluewater condo can be a savvy move – providing diversification and potentially higher returns than stocks or letting money sit idle. Just do so in a compliant and well-structured way to maximize benefits and minimize taxes. Many investors in Myrtle Beach have successfully used self-directed retirement accounts or 401k loans to fund their condo purchases; it’s a path worth considering for those with sizable retirement assets.
Tips for Maximizing Profitability with a Bluewater STR
Finally, let’s cover some practical tips and best practices to squeeze the most profit and success out of your Bluewater Resort investment. These tips are especially useful for new Airbnb hosts or those transitioning from another business – consider it a mini “operations manual” for a high-performing vacation rental:
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Optimize Pricing and Calendars: Myrtle Beach is highly seasonal, so use dynamic pricing tools (like PriceLabs, AirDNA’s Smart Rates, etc.) to automatically adjust your nightly rates. Charge premium prices in peak summer and holidays – your oceanfront unit can fetch top dollar when demand is sky-high. But also be willing to drop rates or offer discounts in the off-season to capture snowbirds or weekend getaway folks. Maintaining occupancy during winter (even at breakeven rates) can help cover that big HOA fee. Also strategize minimum nights: in peak season, you may require 3-4 night minimums (to reduce turnovers), but in off-season, allow 1-2 nights to snag short stays. Monitor local event calendars (bike weeks, festivals) – increase rates accordingly. A well-priced property will maximize RevPAR (revenue per available room).
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Nail the Listing & SEO: When listing on Airbnb/VRBO, use high-quality photos (consider hiring a pro real estate photographer – it often pays for itself) and write a compelling description loaded with relevant keywords (e.g., “Myrtle Beach oceanfront condo rental,” “family-friendly resort with pools,” etc. – this helps your listing appear in searches). Mention all the perks: free parking, full kitchen, Wi-Fi, pools, tiki bar, proximity to attractions, etc. Many savvy hosts also list their property on multiple platforms (Airbnb, VRBO, Booking.com) and even create a direct booking website to drive repeat guests. Just be sure to synchronize calendars to avoid double-booking.
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Fast Response & Superhost Status: Airbnb gives a boost in rankings to hosts who respond quickly and have a high rating. Strive to become a Superhost by responding to inquiries within minutes if possible, maintaining at least a 4.8 overall rating, and avoiding cancellations. Quick, friendly communication – before and during the stay – also leads to happier guests and good reviews. For example, answer common questions proactively (send a welcome message with check-in instructions, Wi-Fi info, and local tips). If a guest has an issue, address it immediately if you can (many things can be solved via a quick message or sending your cleaner/handyman over). Superhost status not only increases bookings, it can allow you to charge slightly higher rates due to the trust factor.
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Efficient Turnover Management: Cleaning and maintenance can make or break your STR business. Line up a reliable cleaning crew that understands the importance of timing (checkout at 11, next guest at 4, etc.). Many owners use apps like TurnoverBnB or properly to coordinate cleaners and inspect quality. Provide cleaners a checklist so nothing is missed (like replenishing starter toiletries, etc.). Consider scheduling a deep clean every few months. Also, routine preventive maintenance (HVAC servicing, replacing that leaky faucet, etc.) will save emergency headaches later. Because you’re remote (if you are), have a list of local handymen, plumbers, appliance repair contacts who can be on call. Being proactive with maintenance keeps your condo in top shape and prevents negative reviews.
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Leverage Reviews & Feedback: Encourage satisfied guests to leave reviews (a simple polite note at checkout can help). More 5-star reviews will elevate your listing visibility. If any minor complaints recur in feedback (e.g., “wifi was spotty” or “need more pillows”), take action to fix it for future guests. Showing that you listen to feedback can reflect in review responses as well, giving future guests confidence. Remember, as one industry article noted, “the more 5-star reviews your property gets, the more bookings you’ll have, and the more you can raise your rates.” In other words, quality drives quantity in this business.
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Reduce Vacancies with Creative Bookings: Myrtle Beach’s peak season is great, but what about winter? One strategy is to target monthly off-season renters (often retirees or “snowbirds” from up north looking for a warm winter). You can offer your unit on a monthly basis from, say, November through February at a attractive rate (often around what one peak summer month might gross, but for four months – e.g., $1000–$1200/month). This can nearly cover your fixed costs in the slow season and these guests tend to take good care of the place. Bluewater even advertises “winter rentals” on some sites. Also consider targeting remote workers by highlighting the Wi-Fi and desk setup if any – the “workcation” market is growing.
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Watch Expenses and Adjust: Keep an eye on your expenses to ensure you’re maximizing net income. For example, if you notice electricity usage spiking, perhaps set a reasonable limit on thermostat settings or install a smart thermostat with occupancy sensors. Make sure you’re not over-paying for any services – shop insurance rates periodically (though many condo owners just need a contents/liability policy which is cheap). Since the HOA covers most utilities, your main variable expenses will be cleaning fees (typically passed on to guests in their booking charge anyway) and maintenance. Try to schedule any major improvements in off-season. Also, take advantage of any tax benefits – depreciate the property, write off HOA dues, insurance, supplies, etc. A good accountant can help make your profitability even higher by minimizing taxes on that income.
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Consider Professional Management (if needed): If at some point you find the hosting duties too much or you want to be more hands-off, you can hire a property management company that specializes in vacation rentals. They will typically charge 20-25% of gross rentals (much less than the 40-50% some on-site resort rental programs charge). Companies like Vacasa, local realty firms, or specialized Airbnb property managers can take over guest communications, pricing, and cleaning coordination. While this will cut into your cash flow, it might be worth it for peace of mind or if you expand to multiple units. Tip: Even if you self-manage, have a backup plan (like a co-host or management company you can call) for emergencies or if you’re unavailable for a time.
By implementing these practices, you transform your Bluewater condo from just an average rental into a standout, high-performing asset. Many first-time investors cut their teeth on a condo like this and, by following such strategies, they not only achieve strong returns but also learn the ropes of hospitality. Treat your guests well, keep the property in great condition, and continuously refine your approach – you’ll be on track to not only meet but likely exceed your investment goals.
Sources:
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Bluewater Resort event venue site – Resort Description & Amenities
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MLS Listing (Unit 210) – HOA Inclusions and Pet Policy
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Zillow Listing (Unit 1309) – HOA Fee Example & Rental Allowed
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BiggerPockets Forum – Investor Rental Income & Occupancy
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TripAdvisor Review – Guest Feedback (Positive & Negative)
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Facebook Post – Guest Feedback (Negative Layout)
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The Cabinet Market Blog – Vacation Rental Renovation Tips
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BiggerPockets Advice – Using 401k for Investment
Disclaimer: All information given is meant to be educational. I am only passing on historical information shared with me by owners, rental companies, and various publications. I am not guaranteeing these numbers, nor can I guarantee future rentals or appreciation. This information is not intended to replace your own research, or to provide legal, investment, or financial advice. Please consult an attorney for legal advice.
