Grand Atlantic Ocean Resort: Short-Term Rental Investment Analysis (2023–2024)

Investors eyeing Myrtle Beach’s booming vacation rental market often turn to Grand Atlantic Ocean Resort for its strong rental performance and resort-style amenities. This comprehensive review examines Grand Atlantic’s short-term rental profitability across all unit types (1-, 2-, 3-, and 4-bedroom condos, both oceanfront and oceanview), drawing on 2023–2024 data. We’ll analyze rental income, occupancy rates, appreciation trends, and ownership costs (HOA fees, etc.) and compare Grand Atlantic to similar Myrtle Beach resorts. Additionally, we discuss profitability via Airbnb/VRBO, HOA policies, 1031 exchanges for tax deferral, and strategies for leveraging 401(k)/retirement funds to invest in real estate. The goal is to provide practical insights for first-time investors, seasoned pros, small business owners transitioning to real estate, and those seeking passive income for retirement.

Myrtle Beach Market Overview and Grand Atlantic’s Appeal

Myrtle Beach’s popularity as a vacation destination underpins the rental demand at Grand Atlantic. The Grand Strand attracts over 19 million visitors annually, thanks to 60 miles of beaches, 90+ golf courses, and countless attractions. This sustained tourist influx creates a robust short-term rental market. Myrtle Beach saw record tourism spending in 2022, and though 2023 brought slightly lower occupancy than the 2021–2022 peak, demand remains strong. Notably, 2023 vacation rental occupancy averaged ~53% (year-round) in the area, just slightly below hotel occupancy. Peak summer months still reach 80–90%+ occupancy on the oceanfront, while shoulder seasons and winter see moderate but steady bookings from golfers, snowbirds, and off-season getaway seekers.

Grand Atlantic Ocean Resort is well-positioned to capitalize on this demand. Located at 2007 S. Ocean Blvd on Myrtle Beach’s south end, it’s close to Market Common, the Boardwalk, and the airport. The resort is a 20-story oceanfront tower offering fully furnished condos in one-, two-, three-, and four-bedroom layouts, plus a limited number of ocean-view studio suites. Families love Grand Atlantic for its on-site amenities: indoor/outdoor pools, lazy river, kiddie splash pools, hot tubs, a fitness center, and even a seasonal ice cream shop and grill. Climate-controlled interior corridors and an attached parking garage add comfort and convenience.

From an investor’s perspective, Grand Atlantic offers a mix of unit sizes and view types to fit different budgets and strategies. Larger units (3BR/4BR) attract big family groups and can command higher nightly rates, whereas 1BR condos and studios appeal to couples and small families, offering a lower price point. Oceanfront units (direct view of the Atlantic) typically achieve higher rents and occupancy than ocean-view units (angled or partial views), due to the premium visitors place on panoramic ocean vistas. Next, we delve into rental performance metrics by unit type, based on the latest data from 2023 and 2024.

Rental Income Performance by Unit Type (2023–2024)

Despite the variety of units, Grand Atlantic condos have consistently generated impressive rental revenues on platforms like Airbnb and VRBO. Below is a breakdown of annual gross rental income for each unit type, based on recent property records and rental histories:

Figure 1 below illustrates the approximate gross rental income by unit type, highlighting how larger oceanfront units earn more in absolute dollars. Note: Actual returns vary with factors like management, decor, marketing, and owner usage, but these figures reflect recent “best-case” gross earnings with aggressive rental strategies (no major owner hold-backs).

Figure 1: Approximate Annual Gross Rental Income by Unit Type for Grand Atlantic (2023). Larger units generate higher gross revenue, though ownership costs are also higher.

As shown, a 1-bedroom oceanfront condo at Grand Atlantic can gross around $60,000 per year in rental revenue – an exceptionally high figure for a one-bedroom unit. In fact, one 1BR unit set a “record” with $61,000 in 2023. This robust income is driven by back-to-back bookings during summer and steady occupancy in spring and fall. Two-bedroom units have averaged in the mid-$40,000s gross annually. For instance, a 2BR on the 2nd floor generated $46,577 in 2023, aided by its convenient same-level parking and oceanfront balcony.

Larger units show even greater earning potential. Some 3-bedroom oceanfront condos at Grand Atlantic have pulled in over $70,000/year in peak years. A nearby resort’s data showed ~$63k in 2023 for a comparable 3BR unit, and Grand Atlantic’s on-site rental program reported over $72k for a 3BR in 2024 (indicating a strong rebound). 4-bedroom condos – including lock-out configurations – top the charts, with a recent sale of a 4BR reporting $77,425 gross income in 2023. It’s worth noting Grand Atlantic’s 4BR units include a lock-out feature (a 3BR + separate 1BR suite) that an owner could rent separately for flexibility, though most choose to rent the entire 4BR to large groups.

Oceanfront vs. Oceanview: Grand Atlantic’s oceanfront units clearly command premium rates. The resort’s few oceanview studio suites (efficiency units with a side view) earn less – roughly estimated in the $30–40k range annually if rented full-time – due to lower nightly prices. However, their occupancy can be very high since they attract budget-conscious travelers. In practice, an oceanfront 1BR will outperform a studio by a significant margin (often 50%+ higher gross income) because many renters are willing to pay extra for direct ocean views and more space. Investors must weigh the lower purchase price of an oceanview unit against its lower revenue potential.

Occupancy Rates: In 2023–2024, Grand Atlantic units benefited from Myrtle Beach’s extended high season. Occupancy typically peaks June–August (often 90%+), with weekly summer rentals turning over every Saturday. Spring and fall see moderate occupancy (popular for golfers and snowbirds), and even winter months have opportunities via off-season monthly rentals. The Myrtle Beach market analysis by Evolve notes a “long peak season” stretching from spring break in April through summer. Even after summer, demand doesn’t evaporate – the area’s festivals, mild weather, and holiday events keep rental activity going into the fall. In 2024, area-wide data showed a slight dip in summer short-term rental occupancy (about 7% lower than Summer 2023), likely due to increased rental supply (up ~17% YoY) and travelers returning to pre-pandemic patterns. To compensate, many owners implemented strategic rate cuts to maintain high occupancy. Overall, Grand Atlantic owners can reasonably expect 50–60% average occupancy annually, with effective marketing needed to push beyond that (the Myrtle Beach vacation rental average was 53% in 2023).

Appreciation Trends: Property values at Grand Atlantic have shown strong appreciation in recent years. The condo market in Myrtle Beach surged post-2020, with oceanfront properties in high demand. For example, a 4BR unit at Grand Atlantic listed in 2024 was nearly double its pre-pandemic value (one listing noted a +97% increase from a previous sale price). A 2BR unit closed in Jan 2024 for $389,000, reflecting the general price level for quality oceanfront condos, which is a substantial rise from the mid-$200s a few years prior. While rising interest rates in 2023 cooled the frenzy and led to longer listing times, values have largely held steady due to the solid rental income underpinning investment demand. Grand Atlantic’s modern 2006 construction and amenity package make it a desirable asset likely to hold value over the long term, especially compared to older condos. Owners have also reinvested in upgrades (e.g. new flooring, appliances) to keep units competitive. The resort itself is undergoing enhancements – in 2025 the outdoor pool deck is being fully renovated with a new pool, splash zone, cabana bar, and landscaping (funded through HOA reserves, at no cost to owners) – which will further bolster Grand Atlantic’s appeal and, by extension, property values.

Profitability via Airbnb/VRBO Rentals

One key to Grand Atlantic’s impressive rental figures is effective use of online rental platforms like Airbnb and VRBO. Many Grand Atlantic owners maximize income by self-managing on these platforms or hiring a specialized short-term rental manager, rather than relying solely on traditional hotel-style rental programs. Here are some factors affecting profitability on Airbnb/VRBO:

• Dynamic Pricing: Successful hosts use dynamic pricing tools or manual adjustments to optimize nightly rates. For example, charging top dollar ($300+ per night) during July 4th week and summer weekends, while lowering rates and offering promotions in the slower winter months, helps boost overall revenue. This strategy helped Grand Atlantic owners capture high yearly gross incomes even as market occupancy fluctuated – maintaining high occupancy with competitive off-season rates.

• Listing Visibility & Marketing: Professional photos, detailed descriptions highlighting Grand Atlantic’s amenities, and prompt guest communication lead to better reviews and higher search ranking on Airbnb/VRBO. Superhost status (on Airbnb) or Premier Host (VRBO) can significantly increase bookings. Many Grand Atlantic units boast oceanfront balconies, full kitchens, and in-unit washer/dryers (a unique perk for a one-bedroom condo), which are emphasized in listings to justify premium rates.

• Onsite vs. Independent Management: Owners at Grand Atlantic have flexibility. They can join the onsite rental program (run by the resort’s management) or rent independently. Importantly, all resort amenities are available to guests regardless of rental program participation. This policy means an Airbnb guest of an owner-managed condo enjoys the same pools, gym, and services as a guest who booked through the front desk. That levels the playing field for independent hosts. By self-managing, owners avoid paying the 30–50% commission that a resort or property manager might charge, thereby improving their net income. However, self-managing does require effort (marketing, guest screening, coordinating cleanings, handling maintenance calls). Many investors find the extra work worthwhile given the thousands of dollars in additional profit it can yield annually.

• Cleaning Fees and Turnover: On short-term rental platforms, owners typically pass cleaning costs to guests via a cleaning fee. Grand Atlantic’s housekeeping for a 1BR might charge ~$100 per turn (higher for larger units). By ensuring quick and high-quality cleaning turnovers, owners can accommodate back-to-back bookings in peak season (maximize nights rented). High turnover in summer (weekly stays) drives revenue, whereas in winter some owners opt for monthly snowbird renters (to reduce turnover costs and off-season vacancy).

• Occupancy Strategies: A trend noted in 2024 was guests taking shorter trips (e.g. long weekends instead of full weeks). Successful Airbnb hosts adjusted by allowing 3-night stays or last-minute gap-night bookings to capture these travelers. Keeping a low minimum stay in shoulder seasons and using instant booking can help fill the calendar. Grand Atlantic’s prime location (5 minutes from the airport) also makes it attractive for quick getaways, so catering to that segment can boost occupancy.

In summary, Grand Atlantic condos can be highly profitable on Airbnb/VRBO when managed smartly. Gross rental yields of 20%+ of the property value have been demonstrated (e.g. a ~$285k 1BR grossing $60k is ~21% gross yield). Even accounting for expenses, many owners see solid cash flow. The next sections will examine those expenses (HOA fees, etc.) and how to factor in tax and financing strategies like 1031 exchanges or using retirement funds.

HOA Fees, Ownership Costs, and Policies

Every investor must account for Homeowners Association (HOA) fees, property taxes, insurance, and other operating costs. Grand Atlantic, being a full-service resort condo, has higher HOA fees than a typical residential condo – but these fees cover a lot, simplifying the ownership experience.

• HOA Fees by Unit Type: HOA dues are proportional to unit size. Currently, 1BR units pay around $870/month, 2BRs about $1,200/month, 3BRs ~$1,430/month, and 4BRs around $1,994/month. These fees fund the upkeep of all resort amenities (pools, elevators, grounds, etc.), building insurance, and many utilities.

• What the HOA Covers: Notably, Grand Atlantic’s HOA fee includes most utilities and services – building insurance, water/sewer, unit electricity, cable TV, internet, phone, trash, and common area maintenance are all included. This is a huge value: for example, owners don’t have separate electric or internet bills for their unit – the HOA covers it. Also, being a condo-hotel style resort, things like 24/7 security, front-desk services (for those in the rental program), and exterior maintenance are handled by the HOA. Essentially, an owner’s main out-of-pocket expenses beyond HOA are property taxes (roughly 1% of assessed value annually, with discounts if it’s a second home vs. rental) and interior unit insurance (contents & liability). South Carolina’s property taxes on non-primary residences are higher than for primary homes, but many Grand Atlantic investors structure ownership via LLCs or take advantage of business expense write-offs to mitigate this.

• HOA Policy on Rentals: Grand Atlantic is investor-friendly in that it explicitly allows short-term rentals. In fact, the condo bylaws encourage it as a vacation resort. There are no restrictions on using Airbnb/VRBO or third-party management, unlike some private residential condos. As mentioned, guests of any owner have full access to amenities regardless of rental management choice, which is a significant policy benefit. Some resorts with onsite rental desks restrict off-program guests from certain services, but Grand Atlantic does not impose such penalties. This freedom gives owners control to maximize their rental strategy.

• Maintenance and Reserves: The HOA at Grand Atlantic has shown to be proactive with maintenance. The upcoming pool deck renovation (2025) is being funded by HOA reserves (savings), meaning owners aren’t hit with a special assessment. It’s wise for investors to review HOA financial statements to ensure adequate reserves for future projects (roof, paint, etc.). Grand Atlantic’s mid-2000s construction means things like roof and HVAC are not extremely old yet, but over the long term, major capital projects will arise. As of now, no known large assessments are pending, and the building’s overall condition is good.

• Insurance: Since the HOA dues include building insurance, owners typically only need an “HO-6” condo insurance policy for interior contents and liability. This is relatively inexpensive (a few hundred dollars a year). The building’s master policy covers hurricane/wind and flood for the structure. Given Myrtle Beach’s hurricane risk, having that coverage included in HOA is crucial. It also means in event of storm damage, the HOA’s insurance would handle repairs, and owners collectively pay any deductible via the association.

• Management Fees: If an owner joins the onsite rental program or uses a property management firm, that company will take a cut (often ~40% of gross rent for full-service management in Myrtle Beach). Owners who self-manage on Airbnb avoid that fee but should budget ~3% of gross for platform fees (Airbnb/VRBO) and maybe 10-15% for cleaning and maintenance services. Net income = Gross rent minus HOA minus management/cleaning minus taxes/insurance. For example, a 2BR grossing $46k might have ~$14.4k HOA (12×$1.2k), ~$6k in cleaning/management (if self-managing, just cleaning), and $5k taxes/insurance. Net could be around $20k (which likely covers most of a mortgage, if any, and provides cash flow). It’s important investors run these numbers.

In summary, Grand Atlantic’s carrying costs are significant but transparent – the HOA fee is high but it bundles almost all recurring expenses. Many investors find the hassle-free nature (no utility accounts to manage, on-call maintenance via HOA, etc.) worth it, especially for out-of-town owners. The ability to use third-party rental platforms freely is a major advantage, giving owners a path to maximize net income by avoiding large management fees.

Tax Benefits: Using 1031 Exchanges for Deferral

Investing in a Grand Atlantic condo isn’t just about income – savvy investors also leverage tax strategies to enhance returns. One powerful tool is the 1031 exchange, which allows real estate investors to defer capital gains taxes when selling one property and buying another “like-kind” property. Here’s how a 1031 exchange can play into a Grand Atlantic investment:

• Deferring Capital Gains: Normally, if you sell an investment property that has appreciated, you owe capital gains tax (15–20% federal, plus state taxes) on the profit. Section 1031 of the IRS code lets you defer this tax by reinvesting the proceeds into another investment property of equal or greater value. It’s not tax-free, but tax-deferred – essentially a tax-free rollover until you sell the replacement property in the future. This is a popular strategy for real estate investors to build wealth faster, since you can reinvest the full sale proceeds (instead of the after-tax amount) into a bigger or more profitable property.

• Scenario – Upgrading via 1031: Suppose an investor owns a smaller rental condo elsewhere and wants to upgrade to Grand Atlantic for higher income. They could sell the old property, then purchase a Grand Atlantic unit using a 1031 exchange, carrying over the cost basis. By doing so, any accumulated gain on the old property is not taxed at sale; it’s deferred into the new Grand Atlantic condo. This improves the effective return on the new purchase. In future, they can even do another 1031 exchange when selling the Grand Atlantic unit, continually deferring taxes (some call this “swap ‘til you drop”). Important: To comply, the investor must identify a replacement property within 45 days of selling the old one and close within 180 days, and they must use a qualified intermediary to handle funds.

• Vacation Home Rule: It’s critical that the property be held for investment or business purposes to qualify. A pure second home with excessive personal use won’t qualify. Grand Atlantic condos clearly used as short-term rentals do qualify, as they are income-producing. The IRS safe harbor guidelines suggest the owner should not use the property for personal use more than 14 days a year or 10% of the days it’s rented in order to be seen as investment property. Most Grand Atlantic owners who want 1031 benefits limit their personal stays to stay within those boundaries (e.g. block off a week or two for personal vacation, and rent it out the rest of the year).

• Tax Deferral Impact: By deferring taxes, an investor might afford a larger 3BR unit instead of a 2BR, or simply preserve capital. For example, selling a property with $100k gain and doing a 1031 into a Grand Atlantic purchase saves potentially ~$20k in immediate taxes – money that can go towards down payment or furnishing the new condo. This can significantly boost cash flow or reduce loan needs.

• Exit Strategy: When an investor eventually wants to cash out (perhaps in retirement), they might end the 1031 chain and sell the property, paying one lump sum of capital gains tax. Some use a strategy to “step-up basis” at death – if the property is held until the investor’s passing, heirs receive a step-up in cost basis and capital gains taxes may be eliminated. This advanced estate planning angle often motivates long-term investors to continuously 1031 exchange and hold assets.

In essence, a 1031 exchange is a valuable tool to defer taxes and grow a portfolio. Many Grand Atlantic buyers come via 1031 funds from other sales, seeing it as a way to shift equity into a high-yield beach rental without tax friction. Always consult a qualified intermediary or tax advisor when executing a 1031, but it’s good to know Grand Atlantic condos qualify as like-kind investment properties (as long as you’re renting them out).

Using Retirement Funds to Invest in Real Estate

Another angle for prospective Grand Atlantic investors – particularly those planning for retirement income – is utilizing retirement savings to purchase real estate. While you generally cannot directly buy a rental property with a traditional 401(k), there are a couple of strategies to tap into retirement funds for a condo investment:

• Self-Directed IRA/401(k): It is possible to roll over funds from a standard 401k or IRA into a Self-Directed IRA (SD-IRA) or Solo 401(k) that allows real estate holdings. According to experts, you can roll funds into self-directed IRAs or 401(k) plans and use them to invest in real estate. With a self-directed retirement account, your IRA/401k technically owns the property as an investment asset. All rental income flows back into the IRA (tax-deferred or tax-free if Roth), and expenses are paid from the IRA. This strategy can be great for long-term, as the rental profits compound tax-free inside the retirement account. For example, your IRA buys a Grand Atlantic condo, collects rent (no income tax since IRAs are tax-exempt), and when you sell decades later, the proceeds stay in the IRA (no immediate capital gains tax). Eventually, withdrawals in retirement could be taxed if traditional IRA, or tax-free if Roth IRA.

  Important caveats: The IRS prohibits personal benefit from properties owned by your retirement account – you (and family) can’t vacation in the condo or use it personally, even for a weekend, as that would be a prohibited transaction. It must be purely investment. Also, any mortgage on an SD-IRA property must be non-recourse (no personal guarantee). Some people form an LLC owned by the IRA (“checkbook IRA”) to manage the property more flexibly. This route requires careful compliance but is a way to turn 401k/IRA money into a real estate portfolio.

• 401(k) Loan: A simpler route is if you have a day job with a 401k that permits loans. Typically, one can borrow up to $50,000 or 50% of the 401k balance (whichever is lesser) as a loan to themselves, and then use that money as a down payment on a property. The loan interest is paid back to your own 401k. This can be “tax-free and penalty-free” as long as you repay per plan rules. For example, you borrow $50k from your 401k, use it toward the 25% down ($100-125k) on a Grand Atlantic condo, and get a mortgage for the rest. The rental income then can cover the mortgage, and you’re effectively leveraging your retirement funds to own a tangible asset. The upside: you’ve diversified your retirement portfolio with real estate and any appreciation or cash flow accrues to you (outside the 401k). The downside: if you leave your job, 401k loans often must be repaid quickly or they become a distribution (with taxes/penalty). Also, you’re missing out on what that $50k might have earned in stocks/bonds while it’s loaned out – though many would argue a Grand Atlantic condo yielding, say, 10% net, is far better than many other investments.

• IRA Withdrawals after 59½: Some near-retirees simply withdraw from their IRA after reaching 59½ (when the 10% penalty is gone) to buy a property cash. You’d pay income tax on the IRA withdrawal, but once that’s done, the property is in your own name with no further restriction. The rental income can then either supplement your retirement income or be reinvested. Given the condo’s income, one might view it as turning an IRA balance into a rental annuity (with the bonus of potential appreciation and personal use). This approach, however, does incur taxes upfront, so many prefer the 401k loan or SD-IRA path to minimize immediate taxes.

• Rental Income for Retirement: Even if you don’t use retirement funds to buy, you can use rental real estate as a retirement income stream. Grand Atlantic condos can generate significant net cash flow that can fund your lifestyle. Some small business owners or professionals buy such condos in mid-life, let the rental income pay off the mortgage over, say, 15–20 years, and by the time they retire the condo is paid off and delivering mostly-passive income. At that point, they could also choose to use the condo themselves for part of the year and rent it out the rest (though that reduces income, it increases personal enjoyment in retirement). The versatility (income now, personal use later) makes these condos attractive.

In summary, there are creative ways to leverage 401(k) or IRA funds to invest in Grand Atlantic or similar properties, but each comes with rules to follow. Yes, you can invest in real estate with retirement accounts – either indirectly via loans or directly via self-directed accounts. This can be a smart move for diversification and long-term planning, turning portfolio dollars into a beach rental property that grows in value and yields vacation-worthy memories (if personal use is allowed in your strategy). Always consult a financial advisor or CPA to choose the best method and remain compliant with IRS regulations.

Comparing Grand Atlantic with Other Myrtle Beach Resorts

How does Grand Atlantic stack up against comparable Myrtle Beach resorts as an investment? Let’s compare it on key metrics – rental income, occupancy, appreciation, and costs – with a few other popular condo-resorts in the area:

• Dunes Village Resort (5300 N. Ocean Blvd): Dunes Village is renowned for its indoor water park and is often cited as the highest grossing rental resort on the Grand Strand. It offers 1-4 BR condos as well. In 2023, a 3BR at Dunes Village grossed about $63k and a 2BR around $55–60k, comparable to Grand Atlantic’s numbers. Dunes Village’s occupancy is consistently high (families flock year-round due to the water park). One difference: Dunes Village’s HOA fees are even higher (e.g. a 3BR is ~$1,872/mo) due to the extensive amenities. Purchase prices at Dunes Village are similar to Grand Atlantic, but some investors find Grand Atlantic’s south-end location less crowded and its HOAs slightly more palatable. Both resorts have shown strong appreciation; Dunes Village condos, being a bit older (2007), had dipped in the 2010s but roared back by 2021–2022. If maximum gross income is the goal, Dunes Village and Grand Atlantic are both top-tier choices on the Strand.

• Anderson Ocean Club (2100 N. Ocean Blvd): Anderson is a high-end oceanfront condo/hotel in a central location, known for its Moroccan-themed spa and being part of Hilton’s rental program. It has mainly studios, 1BR and 2BR units (no 4BRs). Rental incomes at Anderson are slightly lower than Grand Atlantic for similar-sized units – a 2BR might gross ~$35–40k in a year due to a more hotel-like rental model and less family-sized space. Anderson’s appeal is more upscale, and some units are used as true second homes, so the investment profile differs. HOA fees are somewhat lower (no waterpark, etc.), but owners might not see the same cash flow percentage. Appreciation has been solid, and brand affiliation (Hilton/Embassy) adds resale appeal. Compared to Grand Atlantic, Anderson offers perhaps more stability but less peak income. An investor targeting family vacation renters would likely prefer Grand Atlantic or similar resorts with multiple bedrooms.

• Compass Cove Resort (South Ocean Blvd, a few blocks south of Grand Atlantic): Compass Cove is an older, very large resort (500+ units) with numerous pools and a huge existing rental base. It has a mix of hotel rooms and condos. Some 1BR/2BR condos in Compass Cove (in the Pinnacle tower or Mariner tower) can be bought at slightly lower prices than Grand Atlantic due to age, but still gross respectable rentals (perhaps $30k for a 1BR, $50k for 2BR, given the scale of the resort’s operation). HOA fees there are also high and include less (sometimes electric is separate). Investors comparing the two often prefer Grand Atlantic’s newer construction and less “hotel-like” feel – Grand Atlantic’s condos have full kitchens and in-unit laundry, which many Compass Cove units lack. Occupancy at Compass Cove is very high in summer (it’s well-known on package booking sites), but the per-night rates are a bit lower. Grand Atlantic might yield a higher ADR (average daily rate) due to nicer finishes and lower unit density.

• Caribbean Resort & Villas (3000 N. Ocean Blvd): Another family favorite, with water amenities and multiple buildings, Caribbean Resort’s 3BR condos often gross around $60k and 2BRs $40k+ (on par with Grand Atlantic). It’s an older complex (some buildings from 1990s, one from 2006) but continuously renovated. Caribbean’s HOA fees are similar, and it’s also friendly to private rentals. Its central location near Broadway at the Beach keeps occupancy high. The choice between Caribbean and Grand Atlantic may come down to location (central vs. south end); both perform well. Grand Atlantic’s building is newer than some Caribbean towers, giving it an edge on maintenance costs.

• North Myrtle Beach resorts (e.g. Bay Watch Resort, Avista Resort): In North Myrtle Beach, large resorts like Bay Watch (270+ units) have 1-3BR condos that investors consider alongside Grand Atlantic. Bay Watch’s 2BR units gross in the $ Thirty-thousands and 3BRs maybe up to $50k. Purchase prices are comparable or slightly lower (North Myrtle can be a tad cheaper, but HOA fees similar). Grand Atlantic generally beats these on rental numbers likely due to its proximity to Myrtle Beach attractions and airport – it captures more transient vacationers, whereas NMB skews to weekly family vacations and winter long-stays. Appreciation has been strong across both Myrtle and North Myrtle markets, but South Myrtle (where Grand Atlantic is) especially benefited from the Market Common development and other south end revitalization.

In conclusion, Grand Atlantic holds its own among the top performing resort condos in Myrtle Beach. Resorts like Dunes Village or Caribbean Resort are in the same league in terms of rental potential, but Grand Atlantic offers a compelling balance: modern amenities, slightly lower relative pricing, and extremely high rental yields. It might not have an indoor water park like Dunes Village, but it still offers a full slate of pools and a great guest experience that draws repeat vacationers (and repeat bookings). For an investor, Grand Atlantic is a proven performer – as evidenced by real rental figures – and compares favorably in ROI to just about any other condo resort on the Grand Strand.

Practical Insights and Tips for Prospective Investors

Whether you’re a first-time real estate investor, a seasoned pro diversifying into vacation rentals, a small business owner looking for passive income, or someone planning for retirement, investing in a Grand Atlantic condo can be a rewarding venture. Here are some parting insights and tips tailored to you:

• For First-Time Investors: Do your homework but don’t be intimidated by the numbers Grand Atlantic units put up. A one-bedroom condo grossing $60k/year is unusual but achievable here because of the tourist demand. Start with a realistic budget – perhaps a 1BR or 2BR to learn the ropes. Leverage the existing rental data: for instance, knowing a 2BR grossed $46k in 2023, you can model out expenses and see if it cash flows with 20-25% down. Connect with local realtors who specialize in condo investments; they can provide rental history reports and even link you to current owners to hear experiences. Also, plan your financing early – condo-tel loans can require 20–30% down and slightly higher interest rates. Having a good local lender (many are listed as preferred lenders for condotels) can make the process smoother.

• For Experienced Investors: You’ll appreciate that Grand Atlantic is a turnkey income-generator. The major decisions will be whether to self-manage or use a rental program, and how to optimize taxes. Many experienced folks use cost segregation and bonus depreciation (if the tax code allows) to shelter rental income – essentially accelerating depreciation on furniture/appliances to offset rental income in early years. Consult a CPA on this strategy. Also, consider buying multiple units or a 4BR lock-out that you could rent as two units, to scale up income. The market has lots of data – use tools like AirDNA or KeyData to benchmark occupancy and rates, and adjust your pricing strategy dynamically. Since you may have other properties, a 1031 exchange into Grand Atlantic (or out of it later) should be on your radar to defer gains. Lastly, even pros should keep an eye on HOA governance – get involved or at least stay informed on the HOA boards, since good management of the building protects your investment.

• For Small Business Owners & Entrepreneurs: If you have excess profits in your business, parking some of that capital in a beach rental can diversify your income. Grand Atlantic can act like a “semi-passive side business”. You could even brand your unit for cross-promotion (some owners name their condo and create a direct booking website). Using business funds via a commercial loan or an LLC purchase is doable. Treat it like an investment: track income/expenses, possibly have your CPA set it up as a vacation rental business on your taxes (Schedule E or even as a short-term rental “trade or business” for tax advantages). One clever move: use your condo as an executive retreat or employee incentive for a limited time each year (just ensure you reimburse fair rent if needed to avoid tax issues). This way it serves dual purposes. If you ever sell your main business, you could 1031 exchange your office or other real estate into more resort condos to build a retirement portfolio – essentially turning your active business proceeds into passive real estate holdings.

• For Retirement Planners: A Grand Atlantic condo can be part of your retirement income plan. If you’re nearing retirement, you might buy now and use rental income to pay it off by the time you retire. Then, you have options: keep renting it out fully for income (hire a manager for truly hands-off income), or use it as a part-time vacation home and rent it out the rest of the time. Many retirees enjoy snowbirding – you could reserve a few winter months for yourself (when rental demand is low anyway) and let it generate income the other 9–10 months. Also consider the self-directed IRA or 401k routes discussed earlier if you prefer to keep it within your retirement accounts – though that means no personal use until it’s distributed out. Remember, rental properties have upkeep – even in a condo, interiors need updates every so often. Budget for refreshing paint, décor, and furnishings every 5-7 years to keep the unit competitive (and to possibly increase the nightly rate). This can be written off as an expense, and keeps your asset in top shape. If estate planning is a goal, consult an attorney about the best way to hold the property (personal name, LLC, trust, etc.) to smoothly pass it on to heirs. The good news: Myrtle Beach’s continued popularity means your condo should not only provide income but also appreciate modestly over the long run, creating equity for your estate.

Final Thoughts: Grand Atlantic Ocean Resort exemplifies the kind of investment where lifestyle and profit intersect. Owners not only enjoy healthy rental income and tax benefits, but they also own a piece of a beloved vacation destination. The comparison to other resorts shows Grand Atlantic is among the top performers in Myrtle Beach, a market that itself is considered one of the nation’s best for vacation rentals. As with any investment, there are risks – tourism could fluctuate, a hurricane could interrupt a season, or HOA fees could rise – but the data from 2023–2024 shows a resilient and thriving short-term rental environment. By approaching it with solid research, financial planning, and perhaps a bit of creative strategy (from 1031 exchanges to leveraging retirement funds), investors can make Grand Atlantic a centerpiece of their portfolio, generating passive income and building long-term wealth, all while having the perk of oceanfront ownership on the Grand Strand. In real estate, few opportunities offer the blend of high income, appreciation, and personal enjoyment that a Myrtle Beach resort condo like Grand Atlantic does.

Sources: Recent MLS rental data and listings for Grand Atlantic units; Myrtle Beach market analysis by Evolve (2023); Myrtle Beach Area CVB statistics; local news on occupancy trends; Dunes Village rental performance data; IRS and investment references for 1031 exchanges and self-directed 401k real estate investing; Grand Atlantic HOA and policy documents. All data are from 2023–2024 sources and deemed reliable.

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.