Mortgage broker in Horry County, SC

Buying in Horry County

Horry County, with its county seat in Conway, also takes in Myrtle Beach, North Myrtle Beach, Surfside Beach, Socastee, Carolina Forest and Little River. Horry County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in South Carolina, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$541,287 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

closing attorney

State housing agency

SC Housing (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Horry County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Horry County: Myrtle Beach and the Grand Strand

Many properties here are second homes, retirement homes or vacation rentals, so the first question is how you will use it. Oceanfront condominium buildings that operate like hotels, with a front desk and a rental program, usually do not qualify for standard financing, so name the building before you make an offer.

Retirees often qualify on pension, Social Security or investment income, which we document differently from a paycheck. Carolina Forest and the areas west of the Intracoastal Waterway are newer subdivisions with association dues. Flood zones are common near the ocean and the Waccamaw River. Second homes and rentals are taxed at a higher assessment ratio than a home you live in.

Mortgage broker in Horry County by the numbers

Median home value

$287,700 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.33% of home value a year: median tax bill $944 on a median value of $287,700 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

Deed recording fee of $1.85 per $500 of the price (South Carolina Department of Revenue, deed recording fee)

Largest communities

Myrtle Beach, Conway, Carolina Forest, Socastee (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $287,700. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in South Carolina

Closings in South Carolina are typically handled by a closing attorney. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the South Carolina page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Horry County buyers ask

South Carolina notice. In South Carolina, Stellar Mortgage Corporation, NMLS #2190975, is a licensed mortgage broker. We arrange mortgage loans with lenders and do not make loans in South Carolina.

Limits shown are the 2026 FHFA and HUD figures for Horry County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.