For buyers moving to the South Carolina coast, especially from states with significantly higher property taxes, Horry County tends to surprise people in a good way. Property taxes here are part of why so many out-of-state buyers fall in love with the financial picture of living in coastal Carolina. Still, the way property taxes are calculated, what changes when a home is a primary residence versus a second home or rental, and what to expect on your annual bill are details that catch a lot of buyers off guard if they don't ask the right questions early. If you're considering homes for sale in North Myrtle Beach or anywhere in Horry County, this is a topic worth understanding before you close.
The Basics of How Horry County Property Taxes Work
South Carolina's property tax system is structured around the concept of an assessment ratio. Rather than taxing the full market value of your home, the county taxes a percentage of that value, and the percentage depends on how the property is classified. That single classification decision is the most important factor in your property tax bill.
Primary Residence Versus Second Home
Homes that qualify as a buyer's legal primary residence are taxed at a 4 percent assessment ratio. Properties classified as second homes, investment properties, or vacation rentals are taxed at a 6 percent assessment ratio. That difference, plus the absence of school operating taxes on 4 percent properties, can result in a tax bill that is two to three times higher for a second home compared to an identical home being used as a primary residence.
Millage and Taxing Districts
After your assessment is calculated, the county applies a millage rate, which varies depending on which taxing district the home sits in. A property inside the City of North Myrtle Beach pays into different districts than one in unincorporated Horry County or a property in Longs, SC. Two homes with identical values can have noticeably different tax bills based on district lines alone.
What Buyers From Out of State Need to Know
If you're moving from New York, New Jersey, Pennsylvania, Ohio, Illinois, or any state with higher property taxes, expect a real shift in the numbers when you settle on the South Carolina coast. The 4 percent primary residence rate is a meaningful benefit, but you have to actively apply for it after closing. The classification does not switch automatically.
Applying for the 4 Percent Rate
Once you close on a property and make it your legal primary residence, you must file with the Horry County Assessor's Office to receive the 4 percent assessment. The application typically requires proof of residency, a South Carolina driver's license, voter registration in the state, and other supporting documents. Missing this step is one of the most common and costly mistakes new residents make.
Investment and Second Home Buyers
Buyers purchasing a vacation home, beach condo, or short-term rental property will pay the 6 percent rate. That higher cost is part of the carrying cost calculation that should be in your spreadsheet before you make an offer. Many buyers find the math still works strongly in favor of coastal South Carolina, but it should not be a surprise on your first tax bill.
How Property Taxes Compare Across Horry County Areas
Tax burdens shift across the county depending on city limits, school districts, and special assessment areas.
Inside Versus Outside City Limits
Homes inside the City of North Myrtle Beach, Myrtle Beach, or Conway pay municipal taxes on top of the county rate. Unincorporated areas like much of Loris, Longs, and surrounding rural Horry County typically carry lower combined millage rates. Buyers focused on minimizing taxes often look at these unincorporated areas where rural and semi-rural inventory offers strong value.
Coastal Versus Inland
Coastal properties along the dunes, channels, and Intracoastal Waterway carry higher assessed values, which means higher tax bills even at the same millage rate. The flip side is the lifestyle, the rental demand, and the appreciation potential. Buyers should run the math on a property-by-property basis rather than assuming a tax bill from a different area.
Tax Bills, Due Dates, and Practical Steps
Horry County property tax bills typically arrive in the fall and are due by January 15 of the following year. Late payments accumulate penalties, and unpaid taxes can eventually lead to a tax sale. Buyers using escrow through their mortgage lender will see the taxes paid through the lender, but verifying the bill annually is still smart.
Reassessments and Caps
South Carolina has a statewide reassessment cycle, and individual property values are reassessed when ownership changes. State law also limits how much a property's taxable value can increase between reassessments. New buyers should expect their taxable value to reset based on the purchase price, not on what the prior owner was paying. This is one of the most overlooked items by buyers comparing the seller's tax bill to what they themselves will actually pay.
Key Takeaways
Property taxes in Horry County are generally lower than what most out-of-state buyers are accustomed to, and the 4 percent primary residence rate is one of the most meaningful financial benefits of relocating here. The single most important factor in your tax bill is the classification of the home as a primary residence versus a second home or investment property, because the 4 percent versus 6 percent rate plus the absence of school operating taxes on primary residences can change the bill dramatically. Always apply for the 4 percent rate after closing, run your tax numbers based on your own purchase price rather than the seller's prior bill, and remember that bills vary by city limits and taxing district. A good local agent and a good local closing attorney will walk you through each of these details so there are no surprises after you close.
Frequently Asked Questions
How much are property taxes in Horry County, SC?
Property taxes vary by location and property classification, but Horry County's combined millage rates and South Carolina's assessment ratios generally produce some of the lowest effective property tax rates in the country, especially for primary residences. Primary residences are taxed at a 4 percent assessment ratio while second homes and rentals are taxed at 6 percent, and effective bills also depend on the millage in your specific taxing district.
What is the 4 percent primary residence rate?
South Carolina taxes primary residences at a 4 percent assessment ratio rather than the standard 6 percent applied to second homes and investment properties. Homeowners who make a property their legal primary residence can apply with the Horry County Assessor to receive this lower rate, which often reduces the tax bill by half or more compared to the second-home rate.
Do I have to apply for the primary residence rate?
Yes. The 4 percent primary residence rate is not automatic. After closing and establishing the property as your legal primary residence, you must file an application with the Horry County Assessor's Office, typically with proof of residency such as a South Carolina driver's license, voter registration, and other supporting documents.
When are Horry County property taxes due?
Horry County mails property tax bills in the fall, and payment is due by January 15 of the following year. Late payments accrue penalties, and bills not paid for an extended period can lead to a tax sale. Owners using mortgage escrow accounts will typically have their taxes paid by the lender, but verifying the payment each year is still a good idea.
Will my property taxes go up when I buy a home?
Possibly. South Carolina reassesses a property's value when ownership changes, which means your taxable value will reflect your purchase price rather than what the previous owner was paying. Looking only at the seller's prior tax bill can be misleading. Ask your agent or closing attorney to estimate your future tax bill based on the new assessed value.
About Greg Harrelson
Greg Harrelson is a seasoned Realtor® with more than 30 years of experience serving the Myrtle Beach and Grand Strand markets. As the founder of Century 21 The Harrelson Group, Greg has built his career helping buyers, sellers, and investors achieve success in every corner of the coastal Carolina real estate market. His expertise spans residential homes, investment properties, land development, and coastal condos. Known for his deep local knowledge, innovative marketing strategies, and commitment to personal service, Greg consistently helps clients reach their real estate goals while navigating the ever-changing market with confidence and precision.