Sun N Sand Resort Myrtle Beach: 2023–2024 Rental Investment Analysis

Introduction and Resort Overview

Sun N Sand Resort in Myrtle Beach, SC is an oceanfront condotel (condominium hotel) offering direct beach access and a range of amenities. Located on the south end of the Grand Strand, it benefits from Myrtle Beach’s enormous tourist draw – an estimated 14 million visitors annually. The resort features indoor/outdoor pools and a spa tub, on-site dining, and a prime beachfront location. All units have at least a partial view of the Atlantic, with categories generally split between Oceanfront (direct view) and Oceanview (angled or side view) rooms. Most units are efficiency-style studios, though some floors offer one-bedroom suites (and a few combined-unit configurations function as two-bedroom suites). This blend of affordability and ocean access makes Sun N Sand popular among vacationers and an intriguing prospect for short-term rental investors seeking income from platforms like Airbnb and VRBO.

Investors considering Sun N Sand Resort in 2023–2024 should evaluate its recent rental performance, costs, and trends. Below, we analyze occupancy rates, rental income by unit type (efficiencies vs. 1BR/2BR), the impact of oceanfront vs. oceanview location on revenue, and long-term property appreciation. We also compare the profitability of self-management (renting via Airbnb/VRBO) versus using the resort’s on-site rental program, accounting for fees, HOA dues, taxes, and maintenance. Finally, we discuss advanced investment strategies (like 1031 exchanges and self-directed IRA/401k purchases) that can maximize returns or tax benefits for a Sun N Sand condo purchase. This comprehensive, investor-focused review uses up-to-date 2023–2024 data from publicly available sources to inform smart decision-making.

Rental Performance: Occupancy and Income Trends (2023–2024)

Myrtle Beach Short-Term Rental Market: Vacation rentals in Myrtle Beach have enjoyed strong demand coming out of the pandemic travel boom, although growth leveled off in 2023 and 2024. On average, short-term rentals in Myrtle Beach were booked about 56–62% of the year (approximately 205–226 nights) in 2023. This translates to a median occupancy rate around 60%. Demand is highly seasonal – over half of annual rental revenue is earned during the peak summer months of June, July, and August. During these summer weeks, occupancy approaches 90–100% for oceanfront properties, whereas the winter months see far lower bookings (many condos pivot to monthly “snowbird” rentals in the off-season).

The average daily rate (ADR) for Myrtle Beach short-term rentals was about $120–$125 per night in 2023. However, ADR varies significantly by season and property size. In summer 2023, Myrtle Beach rentals commanded premium nightly rates (ADR ~$423 in peak season), up 9% from the prior year. At Sun N Sand, an efficiency unit might rent for around $150+ per night in July but only $60–$80 in the winter. Market-wide, the typical short-term rental earned roughly $25,000 in annual gross revenue in 2023. Properties in prime oceanfront locations often earn above this average, especially if they are larger or well-updated.

Oceanfront vs. Oceanview Performance: Sun N Sand offers both direct oceanfront units and “oceanview” units (with partial side views). Oceanfront units are generally more desirable to guests and thus command higher rates and occupancy. Historical data from the resort’s winter monthly rentals shows oceanfront units achieved about a 6–10% higher rate than comparable oceanview units. For example, off-season monthly rates in early 2023 were ~$800 for an oceanview efficiency vs. ~$875 for an oceanfront efficiency. In peak season, the premium for oceanfront is even more pronounced – guests will pay extra for a direct balcony view of the ocean, and oceanfront units tend to book first. Owners of oceanfront condos can therefore expect slightly higher occupancy (a few percentage points above oceanview) and higher ADRs. Oceanview units still generate solid income, but may need more competitive pricing in shoulder seasons to fill vacancies. Table 1 summarizes estimated performance by unit type and view, based on 2023–24 averages:

Table 1: Estimated 2023–24 occupancy and income for Sun N Sand units by size and view. Oceanfront units typically achieve slightly higher ADR and occupancy than oceanview units. Larger units command higher rates but may not always stay booked as consistently as smaller units (targeting larger groups). These figures are based on Myrtle Beach market averages adjusted for Sun N Sand’s location and unit types.

As shown above, an oceanfront efficiency can gross on the order of $22K–$25K per year, whereas an oceanview efficiency might gross closer to $18K–$22K. One-bedroom units (if available or created by adjoining rooms) can earn more due to higher nightly rates (they accommodate more guests). Two-bedroom configurations have the highest income potential – upwards of $40K in good years – but also cater to a narrower renter segment (families or larger groups) and might see more vacant nights in shoulder seasons. It’s worth noting that overall short-term rental occupancy softened slightly in 2024 compared to 2023. Myrtle Beach’s tourism was strong, but the Chamber of Commerce reported short-term rental occupancy fell ~7% in summer 2024 vs. 2023 (while hotel occupancy rose 2%). Guests also took shorter trips on average in 2024, e.g. opting for 3–4 night stays instead of week-long vacations. This industry trend underscores the importance of aggressive marketing and dynamic pricing to maintain high occupancy at Sun N Sand, especially in the fall and winter seasons.

Long-Term Appreciation: In addition to rental income, investors should consider property appreciation. Oceanfront condos in Myrtle Beach saw significant appreciation from 2020 through 2022. At Sun N Sand Resort, studio unit prices have risen notably in recent years. For example, an oceanfront studio that sold for $71,000 in late 2020 resold in 2022–2023 around $100,000+, and as of 2023–2024 similar units have been selling in the $115K–$130K range (several efficiency condos closed at $117K, $125K, and $128K). This represents a strong uptick in value – roughly a 75–80% increase from 2020 to 2023 for some units. Such appreciation was fueled by high post-pandemic demand for beach properties and limited inventory. However, investors should be mindful that condotel values can be volatile. These units experienced steep declines during the 2008 housing crisis and can be more sensitive to financing conditions (since fewer lenders finance condotels). Going forward, industry data shows condo prices in Myrtle Beach stabilized in 2023 with modest growth (~+6% year-over-year). The long-term outlook for well-located oceanfront property remains positive, supported by Myrtle Beach’s popularity and population growth. While past performance is no guarantee, Sun N Sand units have demonstrated solid appreciation recently – a potential bonus on top of rental income. For instance, an investor who bought around $75K and saw the unit appreciate to $125K not only collected rental revenue in the interim but also gained ~$50K in equity. Monitoring market conditions is key: as interest rates and tourism trends shift, price growth may moderate compared to the frenetic gains of 2021–22.

Income and Expense Breakdown for Investors

A Sun N Sand condo’s profitability depends on balancing rental income against ongoing expenses. The major recurring costs for owners are management fees, HOA dues, property taxes, and maintenance. Below we break down these factors and compare outcomes under self-management vs. the on-site rental program:

• Homeowners Association Dues: Sun N Sand Resort has monthly HOA fees that cover building insurance, utilities (often including in-unit electricity, cable, internet), and upkeep of common amenities (pools, elevators, etc.). In 2023, HOA dues for efficiency units are roughly $400–$600 per month, depending on unit size and features (some larger or corner units may be higher). For example, one 400 sq ft studio had an HOA fee of $387/month, while another similar unit showed $599/month (HOA can vary with unit square footage or any special assessments). This means an owner is paying on the order of $5,000–$7,000 per year in HOA dues. These fees are substantial, but they are typical for oceanfront condotels due to the cost of amenities, 24/7 operations, and structural maintenance (salt air is harsh on buildings). Investors must account for HOA fees as a significant expense that eats into rental profits.

• Property Taxes: South Carolina property taxes on second homes and rentals are assessed at 6% of the assessed value, with local millage rates applied. In Horry County (Myrtle Beach), this works out to roughly 1.5% of the condo’s market value per year in taxes. For a $120,000 condo, the annual property tax bill is approximately $1,500–$1,600. (By contrast, a primary residence has a lower 4% assessment ratio, but that lower rate doesn’t apply if the condo is an investment property.) The tax bill can fluctuate slightly with reassessments and city/county millage changes, but has been relatively low compared to many states – Horry County’s effective tax rates are among the lowest in SC. Still, an investor should budget around $100–$150 per month for property taxes on a unit in this price range.

• Maintenance and Repairs: Operating a short-term rental means ongoing upkeep. At a minimum, owners should set aside a portion of rental income (e.g. ~5-10%) for maintenance. This covers things like appliance replacement, wear-and-tear fixes, painting, and periodic deep cleanings beyond normal turnover cleans. Beachfront units in particular require extra care – salt and humidity can corrode fixtures and HVAC units faster, and high guest turnover means furniture and flooring see a lot of use. Some Sun N Sand owners opt to do a cosmetic renovation every few years to stay competitive (for example, updating the decor, replacing mattresses, or remodeling the bathroom every 5–7 years). Guest reviews make it clear that unit condition impacts bookings: one reviewer praised a “nicely updated” oceanview room as being spacious and modern, whereas others have criticized dated units with issues like stained linens or worn furnishings. Keeping the condo in top-notch condition not only justifies higher nightly rates but also boosts guest satisfaction (leading to better ratings and potentially repeat bookings). An investor might budget an average of $1,000–$2,000 per year in maintenance/CapEx reserves for a studio unit – some years you spend less, but every few years a larger expense (new A/C, new flooring, etc.) will arise.

• Insurance: Typically, the HOA’s master policy covers the building and liability in common areas. However, owners may need an HO6 condo insurance policy for contents and interior unit coverage, especially if renting to guests (to cover damage, theft, or personal liability inside the unit). Such policies for a small condo might cost a few hundred dollars a year. Some HOAs include unit interior insurance in dues, but it varies. This is a minor expense relative to others, but worth noting for a complete financial picture.

Self-Management vs. On-Site Program: The management structure has perhaps the biggest impact on an investor’s net income. Sun N Sand Resort, like many condotels, offers an in-house rental management program that will handle bookings, guest check-in, housekeeping, and maintenance for owners – for a price. The industry norm for on-site or third-party vacation rental management in Myrtle Beach is a commission of 40–50% of gross rental revenue (some programs even charge up to 60% for short-term rentals). In other words, the rental company keeps nearly half of what the guest pays, and remits the other half to the owner (before the owner pays HOA, taxes, etc.). This split covers the convenience of having everything taken care of, but it dramatically reduces profitability. By contrast, an owner who self-manages via Airbnb/VRBO can keep essentially all the rental revenue, aside from small host fees (Airbnb’s host fee is ~3%) and cleaning costs. Owners can pass cleaning fees onto guests in those bookings. Self-management does require the owner to coordinate cleanings and handle guest communication, or hire a local cleaner/handyman as needed. It’s more hands-on, but many remote owners successfully self-manage by employing local cleaning services and using smart locks and messaging to handle check-ins.

To illustrate the difference, consider an oceanfront studio grossing $24,000/year in rental bookings (roughly the scenario from Table 1). Under the on-site program with a 50% commission, the management would take about $12,000, leaving the owner $12,000. From that, the owner would still pay ~$5,000 HOA and ~$1,500 taxes, plus insurance and maintenance reserves – netting only around $5,000 in pre-mortgage profit. In contrast, if the owner self-manages, they keep nearly the entire $24,000. Subtracting the same $6,500 or so of HOA+taxes, and maybe $500–$1,000 for cleaning/operations (net of fees the guest pays), the owner might net around $16,000. The difference is striking: self-management could yield roughly 2–3× the net income of the on-site program for the same unit. Table 2 summarizes an approximate cash-flow comparison:

Table 2: Estimated annual cash flow for an oceanfront efficiency under self-management vs. on-site management. (Notes: This example assumes $24K gross income. Cleaning fees are typically paid by guests under self-management, but a portion is often given to cleaners; here we assume it nets out, with the host maybe covering the cost of occasional deep cleans or supplies. The on-site program’s fee usually covers cleaning between guests, hence its high commission. HOA and taxes are the same in both cases. The result is that self-management could net around $15K (before any mortgage payments), whereas the resort program could net only ~$4K.) Each owner’s numbers will vary, but the management fee is the largest swing factor in profitability.

As shown, the on-site rental program, while hands-off, severely erodes profit margins. In fact, in some scenarios an owner using the on-site program could barely break even on cash flow once HOA, taxes, and mortgage (if any) are paid – essentially relying on property appreciation as the main gain. On the other hand, an owner who takes on the tasks of self-management can achieve a much higher cap rate or return on investment. For instance, using the above example, a $120K purchase that nets ~$15K yields a ~12.5% annual return before financing costs. Even after insurance and any additional fees, a cap rate around 10–12% is attainable via self-management – very robust for real estate. In contrast, the cap rate might sink to ~3–5% with full-service management, which may not justify the hassle of ownership for some investors.

It’s important to note that self-management comes with challenges. Out-of-state owners need reliable local cleaners and maybe a co-host or handyman for emergencies. During peak season, quick turnarounds are needed on back-to-back bookings. The Myrtle Beach area has many independent cleaning services and some concierge companies that owners can contract for far less than a 50% cut. Other owners use hybrid approaches, such as hiring a local property manager at a smaller flat monthly fee or using services like Evolve or Vacasa that charge ~10–30% for marketing/bookings only. Ultimately, the optimal approach depends on the investor’s desired level of involvement and their ability to build a local support team. But purely from a numbers perspective, self-management clearly can be far more profitable than the on-site resort program.

Guest Preferences and Strategies to Maximize Bookings

To realize strong occupancy and income at Sun N Sand, owners should align their unit with guest preferences in this market. Travelers to Myrtle Beach – especially those booking through Airbnb/VRBO – tend to seek out certain features:

• Ocean Views and Balcony: Guests overwhelmingly prefer units with unobstructed ocean views. An oceanfront balcony is a major draw (many guests come for the “sun and sand” experience of hearing waves and enjoying morning coffee overlooking the ocean). Sun N Sand units all face the ocean to some degree, but an oceanfront designation can attract more bookings and justify higher rates. Ensuring the balcony has nice seating and is well-maintained will capitalize on this preference.

• Updated, Clean Interiors: As noted, units that are modern and freshly updated get better reviews and more repeat business. Investors should consider renovating older units – for example, installing new vinyl plank flooring (for durability against sand), updating countertops or cabinets in the kitchenette, and using a soothing coastal décor theme. A TripAdvisor review from a guest in an updated room highlights the benefit: the “nicely updated” unit enhanced their stay. On the flip side, negative reviews of Sun N Sand frequently cite dated or worn rooms (stained linens, musty odors, old paint). These complaints can hurt future bookings. Thus, keeping the unit in top condition is not just an aesthetic choice but a financial one – it directly impacts your rental revenue. Many successful owners do an update every few years to stay competitive in online listings.

• Amenities and Wi-Fi: Renters expect standard amenities like fast Wi-Fi, cable TV/streaming, and a well-stocked kitchenette. Since Sun N Sand is a resort, guests have access to pools, the beach bar, fitness room, etc., which is a plus. Ensure your listing mentions all amenities (e.g. the indoor pool and spa tub were specifically praised in multiple reviews). Parking is another key factor – Sun N Sand has an attached parking garage, and owners should clarify the parking arrangements (typically one free space for the unit). In-unit, providing nice extras like beach chairs, an umbrella, or family board games can set your rental apart and lead to good reviews. Little touches and a well-equipped unit often translate to higher guest satisfaction.

• Accurate Listings and Responsive Hosting: As an Airbnb/VRBO host, being responsive to inquiries and proactive in communication is important. Guests appreciate easy check-in (Sun N Sand owners not in the hotel program often use keyless entry locks or lockboxes, since front-desk service may only be for hotel-managed units). It’s wise to provide a detailed digital guidebook with check-in instructions, resort rules, Wi-Fi password, and local recommendations. Investors who treat the endeavor professionally – prompt messaging, courteous problem-solving if an issue arises – tend to earn Superhost status and garner more bookings. From a marketing standpoint, professional photos of the unit are well worth the investment; great photos will showcase the ocean view, updated interior, and resort amenities, making the listing more compelling.

• Length of Stay and Pricing Strategy: As noted, recent trends show guests booking shorter stays and more last-minute trips. An owner can capitalize on this by allowing 2- or 3-night stays to fill gaps (while many on-site programs prefer weekly rentals). Using dynamic pricing tools or at least manually adjusting rates for last-minute openings can help boost occupancy. For example, if next week has vacancies, dropping the price or offering a discount for a 4-night gap can entice a booking and generate incremental revenue that might be lost if one holds out for high rates only. Given the high fixed costs (HOA, etc.), it’s usually better to rent the unit at a lower rate than to have it sit empty in off-peak times. Key Data found that shorter booking windows are common now – over half of guests book within 30 days of arrival – so pricing needs to be nimble.

In summary, providing a great guest experience and smartly marketing the unit is crucial. Investors should leverage Sun N Sand’s strengths (oceanfront location, amenities) and mitigate its weaknesses (an older building that needs unit updates) by keeping their condo in top shape. Satisfied guests lead to positive reviews and repeat visits, which in turn sustain high occupancy and rental income. Many Myrtle Beach vacationers return annually; an owner who builds a strong reputation can cultivate repeat guests who ask to book directly, saving platform fees and further increasing profit.

Advanced Investment Strategies for Sun N Sand Condos

Investing in a condotel unit not only offers rental income and personal use potential (though note: personal use must be limited if using certain IRS strategies discussed below), but also opens the door to some advanced techniques to maximize financial benefits:

• 1031 Exchange – Tax-Deferred Swaps: U.S. tax law allows real estate investors to defer capital gains taxes via a 1031 exchange, by selling one investment property and purchasing another “like-kind” property of equal or greater value. Vacation rental condos qualify as like-kind investment real estate in most cases (so long as you’ve used it as a rental and not primarily as a personal residence). This means an investor could, for example, sell a Sun N Sand unit and roll the proceeds into another property without paying taxes on the gain, as long as the exchange rules are followed. This is a powerful wealth-building tool: “Vacation rental properties and many second homes…are ideal candidates” for 1031 exchanges, notes one local realty team. An investor might start with a modest Sun N Sand condo, see it appreciate, then exchange into a larger condo or even multiple condos, continually deferring gains. It’s important to adhere to the strict timelines (identify replacement property within 45 days of sale, close within 180 days) and use a qualified intermediary for the exchange. But by deferring taxes, you keep more money working for you. Note: If you also use the condo for personal vacation time, consult a CPA – limited personal use is permitted under 1031 rules (it must primarily be held for investment), but there are guidelines (often the 14-day or 10% rule for personal use). Most purely rental condos easily satisfy the requirement.

• Self-Directed IRA or 401(k) Purchases: Some investors leverage retirement funds to invest in real estate, including condotels. Using a self-directed IRA or a Solo 401(k), you can purchase a condo within the retirement account. The advantage is that rental profits grow tax-deferred (or tax-free in a Roth IRA), and when you sell the property within the IRA, you don’t immediately pay capital gains tax (the gains stay in the retirement account). This can be an effective way to diversify retirement portfolios into real estate. However, there are crucial rules: The IRS prohibits any “self-dealing” or personal benefit from an IRA-owned property. You cannot stay in your IRA-owned condo or use it personally at all – even a weekend stay is not allowed. All expenses must be paid from the IRA, and all income goes back to the IRA. Essentially, the property is an investment of the retirement account, and you (and your family) must treat it as purely third-party – no personal use, and you can’t even perform repairs yourself (the IRA should pay someone, to avoid contributing personal labor). Financing such a purchase is also tricky: any loan must be non-recourse (you can’t personally guarantee it) and could trigger UBIT (Unrelated Business Income Tax) on the debt-financed portion of income. Despite these complexities, using retirement funds can be beneficial if, for instance, you have a sizable IRA/401k and want to shelter rental income from immediate taxation. Some investors also convert IRA real estate gains into a Roth IRA for tax-free growth. It’s recommended to work with a custodian experienced in real estate IRAs and to consult tax advisors to ensure compliance. With proper structuring, owning a Sun N Sand unit in a self-directed IRA could turn rental income into long-term retirement wealth. Just remember the golden rule: you and your relatives cannot vacation in the IRA-owned condo, even if you pay market rent, as that would violate IRS prohibited transaction rules.

• Financing and Leverage Strategies: While not unique to Sun N Sand, it’s worth noting that financing condotels can be more challenging than regular condos. Fewer banks lend on condotel units, and those that do may require higher down payments (often 25%+). Some investors circumvent this by using creative financing – for example, a HELOC on another property to pay cash for the condotel, or seller financing if available. Once acquired, a high-ROI rental like Sun N Sand (when self-managed) could potentially pay for its own mortgage and then some. Another angle is to use a cash-out refinance or HELOC on the condo after it appreciates, to reinvest in additional properties. One must be cautious with over-leveraging, especially as HOA fees and management costs are fixed expenses that must be paid regardless of occupancy. But moderate leverage can boost overall returns on equity if the rental income exceeds the loan payments.

• Combining Strategies: Sophisticated investors sometimes combine these strategies. For example, one might use a 1031 exchange to swap a condo held in an LLC (not an IRA) for a larger property, and simultaneously use IRA funds to invest in another rental as a separate endeavor. While you can’t 1031 in or out of an IRA (different tax status), you can maximize real estate holdings across taxable and tax-deferred accounts. Additionally, an investor nearing retirement might plan to eventually take a Sun N Sand unit out of rental service and use it personally – doing a 1031 exchange into a property they intend to make their retirement home (after renting it for a couple of years to satisfy the rules). The 1031 could defer gains, and then by converting the property to a primary residence for at least two years, one might even exclude some gain under the primary home exclusion. These are advanced maneuvers that require careful planning and professional advice, but they highlight the flexibility real estate investments offer in managing taxes and retirement planning.

In essence, owning a unit at Sun N Sand Resort can be more than just collecting rent – it can be part of a larger investment strategy. Whether it’s deferring taxes on a profitable sale via a 1031 exchange or channeling retirement savings into a hard asset on the beach, investors have multiple tools at their disposal. The key is to adhere strictly to regulations (e.g., **follow 1031 timelines and IRA rules to the letter) to fully reap the benefits. Many successful Myrtle Beach investors have used these methods to build a portfolio of properties or to amplify their returns.

Conclusion

Investing in a Sun N Sand Resort condo in Myrtle Beach offers an appealing mix of short-term rental income and long-term appreciation potential. The resort’s oceanfront location and affordable unit prices make it a popular choice for both guests and entry-level investors. Using recent 2023–2024 data, we’ve seen that a well-managed efficiency unit can gross on the order of $20K–$30K per year in rental revenue, with peak season being critical (over half of revenue comes in summer months). Occupancy rates average around 55–60% annually, though savvy hosts can push higher with dynamic pricing and excellent reviews. Property values have trended upward, with studios appreciating into the $100K+ range as of 2024, adding an equity growth angle to the investment.

That said, the net profitability depends heavily on management approach. Self-management via Airbnb/VRBO has proven far more lucrative than the on-site program, given the latter’s steep 40–50% commission cut. An investor willing to put in some effort (or hire affordable help) can attain double-digit percentage returns and healthy cash flow, even after the relatively high HOA and overhead costs. Meanwhile, a completely hands-off approach could shrink returns considerably – possibly only breaking even on cash flow in some cases. Each investor must weigh time vs. money: those who optimize operations stand to maximize their ROI.

Additionally, investor strategies like 1031 exchanges and self-directed IRAs provide avenues to enhance the financial benefits. The ability to defer taxes and leverage retirement funds means a Sun N Sand condo can play a role in a larger investment plan, not just as a standalone asset. As always, due diligence is key: prospective buyers should verify current HOA fees, review the resort’s financial statements (for any pending assessments or rule changes), and perhaps obtain past rental statements for the unit they’re considering. Publicly available stats and the analysis above give a general picture, but actual results will depend on the specific unit’s floor (view), condition, and how it is managed.

In conclusion, Sun N Sand Resort can be a profitable short-term rental investment for those who execute effectively. Its units offer strong vacation appeal – *“right on the beach” with great amenities – which underpins demand even in a competitive Myrtle Beach market. By purchasing wisely, renovating to top standards, and choosing the right rental management strategy, an investor can generate robust rental income and enjoy asset appreciation. And with advanced tactics like tax-deferred exchanges or IRA purchases, one can further boost the overall returns and meet long-term financial goals. As the Grand Strand continues to attract millions of visitors and new residents, well-located oceanfront properties like Sun N Sand are poised to remain solid investments in the short-term rental arena.

Sources:

1. Myrtle Beach tourism and market data – Airbtics Market Data (2023): typical STR occupancy ~62%, ADR ~$121; Myrtle Beach Area CVB/KeyData (2024): vacation rental occupancy ~41% (annual avg), 55% of revenue in summer.

2. Sun N Sand resort specifics – Resort website specials (2022–23): monthly rate comparisons oceanfront vs oceanview; Yelp review (May 2025): amenity highlights (pools, beach access).

3. Recent rental performance trends – WMBF News (Oct 2024): short-term rental occupancy down ~7% in summer 2024; guests taking shorter stays. Key Data (Summer 2023): Myrtle Beach summer pacing (39% vs 58% prev. year, ADR up).

4. Sales and appreciation data – Century 21 MLS (2020): Sun N Sand unit sold at $71K; Luke Anderson RE (2022–24): multiple units sold $98K–$128K. Shows value climb post-2020.

5. Management fees – BiggerPockets forum (2018): local PMs charge 40–60% for STR management, confirming on-site program costs.

6. Expenses – MLS listing info: HOA fees ~$387–$760/month range; Horry County tax rates: ~1.5% of value for non-owner-occupied homes.

7. Guest preferences – TripAdvisor/Booking reviews: importance of updated rooms; Yelp: “right on the beach…indoor and outdoor pool” (location/amenities matter).

8. Advanced strategies – Beach Pro Team 1031 Guide: vacation rentals ideal for 1031 tax deferral; Equity Trust IRA rules: no personal use of IRA-owned vacation home.

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.