The History of Myrtle Beach

Dusty Rhodes • January 13, 2020

Happy Monday! It's a new year, and with new years come thoughts of beginnings. And of course, beginnings make me think of where we started. Today, I thought we would take a trip down memory lane and learn a little bit about the town that we at Dusty Rhodes Properties call home. Myrtle Beach has been a fixture in the state of South Carolina for decades, and while people from across the world come every year to enjoy it with us locals, it's nice to look back at what really makes Myrtle Beach the town that we know and love. So with that in mind, here's a look into the past, from Carolana.com:


Myrtle Beach was incorporated as a town in 1938 and became a city in 1957. Its name comes from the wax myrtle, a shrub that grows abundantly in the area. Our 25,000 permanent residents welcome millions of visitors to this full-service resort community of Horry County, South Carolina. Guests come to enjoy the wide beaches, the Atlantic Ocean, and an incredible range of activities, entertainment, golf, shopping, and dining.


History records that the first tourists here were a party of Spaniards from Hispaniola, who first landed about forty miles north of present-day Myrtle Beach in 1526 and eventually established the first European settlement in the US about 30 miles to the south. That settlement, San Miguel de Guadelupe at present-day Georgetown, was settled by Lucas Vasquez de Allyon, but abandoned the following year, and the group returned to Hispaniola.


In the next three centuries, the region's population grew, but slowly. In the late 1800s and early 1900s, people began to "vacation" here, although it was quite rustic. Houses and camps were sparse, and there were only few permanent residents at the turn of the century. But, drawn by the ocean, sand and trees, people began to call Myrtle Beach "home" as the 1900s progressed.


Today, Myrtle Beach is a well known destination for vacationers from around the country, Canada, and abroad. According to the 2000 U.S. Census, the city is at the heart of the thirteenth fastest-growing metropolitan area in the US.


Before Europeans arrived on the coast of South Carolina, Native Americans were the sole residents, and they lived off the land and the bounty of the local waters. They were the Waccamaw and Winyah Indians, and they called the area "Chicora," which simply meant "the land." Although documented history of these tribes is scarce, evidence of their existence continues to turn up. Arrowheads have been found on the beach, riverbanks, and in farmers' fields. A burial mound was discovered on Waites Island near Little River. The remains of an Indian village were unearthed on Wachesaw Plantation near Murrells Inlet, including pottery shards, tools, and other artifacts. At the Horry County Museum in Conway, several exhibits shed light on what life was like for these early residents.


With the passing of centuries and the arrival of Europeans, the population and landscape began to change. English colonists laid out plans for Georgetown, the state's third oldest city, in 1729. Surrounded by rivers and marshlands, Georgetown became the center of America's rice empire. Crops of indigo, cotton, and lumber also contributed to the wealthy economy. A rich plantation culture took root here and flourished, in no small measure as a result of the diligence and manpower of African slaves, many with first-hand knowledge of rice cultivation from their homelands.


Before the American Civil War, wealthy plantation owners turned Pawleys Island into one of the first summer resorts on the Atlantic coast. Planters and their families spent summers on the cool, breezy island to avoid malaria and other deadly diseases associated with the more swampy, still conditions of the plantation sites. Historic cottages, inns, and other buildings still stand on Pawleys Island, which is in northern Georgetown County just a few miles south of Myrtle Beach.


After the American Civil War and the emancipation of slaves, Georgetown's rice plantation culture disappeared, leaving behind a rich history and culture that residents hold dear. Hopsewee and other historic plantations, Georgetown's Rice Museum, and Brookgreen Gardens offer glimpses into Georgetown's past. The Georgetown Historic District, with its historic churches and homes, is listed on the National Register of Historic Places.


Horry County (pronounced "oh-ree" or "or-ee"), bounded by rivers on one side and the Atlantic Ocean on the other, was cut off from the plantation culture that flourished elsewhere along the coast. Horry residents, in what is now the Conway area, were hardworking farmers, timbermen, and turpentine distillers who bartered for their necessities. A typical family in 1875 earned approximately $2.50 a year in what was nearly a cashless economy.


Until the 1900s, bridges and railroads from Conway to the beaches did not exist; only struggling farmers and fishermen inhabited these distant beaches. Eventually, in pursuit of summer recreation, families from Conway were ferried across the Waccamaw River and rode in wagons from the river to the beach - which was essentially completely devoid of any commercial development prior to 1900.


In 1900, Burroughs & Collins Company, a timber-turpentine firm with extensive beachfront holdings, began developing the resort potential of the Grand Strand by constructing a railroad to the beach - the Conway & Seacoast Railroad. The company built the first hotel, the Seaside Inn, in 1901. At that time, oceanfront lots sold for $25 to those with ready cash. Less affluent individuals could purchase a lot one row back and pay in yearly installments of $2.50. Buyers received an extra lot free if they built a home valued at $500 or more. Mrs. F. E. Burroughs, wife of the founder of the Burroughs & Collins Company, hosted (and won) a contest to name the town. Myrtle Beach was chosen because of the many wax myrtle trees growing wild along the shore. Prior to this, the villages was referred to as New Town or Newtown.


In 1912, Chicago businessman Simeon B. Chapin purchased property and invested capital in the town's development. Myrtle Beach's public park and adjacent library are named for him. Another landmark bearing his name is the Franklin G. Burroughs-Simeon B. Chapin Art Museum.


In the 1920s, a group of businessmen built an upscale resort called Arcady at the north end of the community. The legendary resort was the rage among affluent society and included the present Pine Lakes International Country Club, the area's first golf club (and birthplace of the magazine Sports Illustrated), and the grand Ocean Forest Hotel. The Ocean Forest, with its 300 rooms, indoor and outdoor pools, health club, stables, and crystal chandeliers, remained the center of Myrtle Beach social life for nearly thirty years. The stately building was torn down in 1974 to allow for new development.


The Intracoastal Waterway was opened to pleasure boats and commercial shipping in 1936, and Myrtle Beach was incorporated in 1938. The Myrtle Beach Air Force Base was established in the 1940s and used for coastal patrols during World War II. The Myrtle Beach Pavilion opened in 1949 and continues to delight families year after year. Hurricanes have always played a crucial role in Myrtle Beach area history and development. In 1954, Hurricane Hazel demolished buildings and trees all along the Strand and, consequently, cleared the way for newer, larger hotels and homes.


During the 1960s, a golf boom began in which new courses were opened nearly every year. Today, the Grand Strand boasts more than 120 golf courses. In the 1970s and '80s, construction of attractions, homes, retail shops, and other developments increased steadily, triggering another boom in the early '90s that resulted in the Myrtle Beach area becoming one of the fastest growing metropolitan areas in the country. 


Phenomenal expansion and development have contributed to the Grand Strand's national reputation as a year-round resort, with numerous hotels, golf courses, restaurants, theaters, entertainment/shopping complexes, and attractions. Each year, nearly 13 million visitors come to the Grand Strand, and thousands of new residents relocate to the area.



Source: Carolana.com


Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!


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Questions to Ask Before Hiring a Real Estate Agent
By Dusty Rhodes • November 2, 2026
Know what to ask before hiring a real estate agent. Learn to evaluate experience, qualifications, local knowledge, marketing, and negotiation skills in Myrtle Beach.
By Dusty Rhodes • October 19, 2026
If you're thinking about selling a home, you may be wondering: “Can I negotiate the real estate commission?” The short answer is yes, real estate commissions and agent compensation can be negotiable. But there's a lot more to the question than simply asking an agent to lower their fee. Before negotiating real estate commission rates, it's important to understand what you're actually negotiating, what services are included, how the compensation is structured, and whether a lower fee could affect the marketing, service, negotiation, or overall strategy you receive. As a Myrtle Beach real estate agent , I think homeowners should absolutely understand how real estate compensation works before choosing an agent. You should know what you're paying for, what services are included, and what you can reasonably expect from your agent. Here's what you need to know about negotiating real estate commission rates. Can You Negotiate Real Estate Commission? Yes. Real estate commissions are negotiable. There isn't one universally required commission rate that every real estate agent must charge. Compensation is something the parties can discuss and agree upon as part of the representation agreement. That means you can ask an agent: Is your commission negotiable? What services are included? What does your fee cover? Are there different service options? What marketing do you provide? How is buyer-agent compensation handled? Are there additional fees? What would change if I negotiated a different fee? Those are reasonable questions. In fact, I think homeowners should ask them. The important thing is to understand the entire value proposition rather than focusing exclusively on the percentage. Why Do Real Estate Agents Charge a Commission? Before negotiating a real estate commission, it helps to understand what the commission is actually paying for. A real estate agent's compensation can cover a significant amount of work before, during, and after the transaction. For a seller, that may include: Preparing a pricing strategy Performing a comparative market analysis Advising on property preparation Professional photography Marketing MLS exposure Digital advertising Social media marketing Showing coordination Buyer-agent communication Offer analysis Negotiation Inspection negotiations Appraisal issues Transaction coordination Communication with attorneys, lenders, inspectors, and other professionals Managing deadlines Problem solving Getting the transaction to closing And much of that work happens behind the scenes. The commission isn't simply a fee for putting a property on the MLS. How Much Is the Typical Real Estate Commission? There is no single standard real estate commission that every agent charges. Compensation can vary based on: The agent The brokerage The property The market The services provided The complexity of the transaction The agreement between the parties That's why you shouldn't assume that every Myrtle Beach real estate agent charges the same amount. You also shouldn't assume that two agents charging the same percentage are providing the same level of service. One agent may provide extensive marketing, professional photography, video, advertising, frequent communication, and hands-on transaction management. Another may offer a much more limited service model. The percentage alone doesn't tell you the whole story. What Does a Real Estate Commission Actually Pay For? This is one of the most important questions to ask. Instead of simply asking: “Can you lower your commission?” I'd recommend asking: “What do I receive for your fee?” For a seller, the answer might include: Pricing Strategy Your agent researches comparable properties and helps establish a pricing strategy based on the current market. Marketing Your home may be marketed through the MLS, online platforms, social media, photography, video, advertising, open houses, and agent-to-agent outreach. Negotiation Your agent helps evaluate offers and negotiate price and terms. Transaction Management Your agent helps keep the transaction moving after you accept an offer. Problem Solving When something unexpected happens, your agent helps you understand your options and communicate with the appropriate parties. Local Expertise An experienced local agent can provide insight into neighborhoods, buyer behavior, market conditions, and pricing that isn't necessarily obvious from an online home-value estimate. When you're comparing agents, these services matter. Can I Ask a Realtor to Lower Their Commission? Absolutely. There's nothing wrong with asking. A professional conversation might be: “Is there any flexibility in your compensation?” That's a reasonable question. However, you should also expect the agent to explain what their compensation covers and why they charge what they charge. If an agent agrees to reduce their fee, you should understand whether anything else changes. For example: Does the marketing change? Are professional photos still included? Is video included? Are advertising services reduced? Does the level of communication change? Are certain services no longer included? Is there a different service package? Does the agent's availability change? A lower fee isn't necessarily a problem. But you should know what you're getting in exchange. Should I Always Choose the Real Estate Agent With the Lowest Commission? I wouldn't. If you're selling a $500,000 home, the difference between two compensation structures may look significant on paper. But the real question should be: Which agent is most likely to help me achieve the best overall outcome? Suppose one agent charges slightly less but provides limited marketing and doesn't negotiate aggressively. Another agent charges more but has a strong marketing strategy, excellent communication, extensive local knowledge, and a proven ability to negotiate. The cheaper agent isn't necessarily cheaper in the end. A difference in sale price, concessions, repairs, or contract terms can potentially be much larger than the difference in the agent's fee. That's why I encourage sellers to look at net results and overall value , not just commission percentage. How Does Commission Negotiation Affect a Seller's Net Proceeds? This is where the conversation gets interesting. Let's say your home sells for $500,000. A lower commission rate may reduce the amount paid to your agent. But what matters to you as the seller is ultimately: How much money do I walk away with? For example, an agent who helps you achieve a stronger sale price, negotiate better terms, minimize unnecessary concessions, and avoid costly mistakes may create significantly more value than the difference between two commission rates. That's why I believe the better question isn't: “Who charges the least?” It's: “Who can provide the best overall value and help me reach my goals?” Can Real Estate Agents Offer Different Fee Structures? In some situations, agents may offer different compensation or service structures. The possibilities depend on the agent, brokerage, transaction, and services being provided. For example, an agent may structure services differently depending on whether the client wants: Full-service representation A more limited service arrangement Additional marketing Specialized marketing for a luxury property Different levels of advertising Other negotiated services The important thing is to get the agreement in writing so everyone understands exactly what is included. What About Buyer-Agent Compensation? This is an area that has changed significantly in recent years. Buyers working with a real estate agent generally enter into a written buyer representation agreement that addresses the agent's compensation. The amount and structure of that compensation should be clearly explained before you begin working together. In some transactions, the seller may agree to contribute toward the buyer agent's compensation. In others, the buyer may be responsible for some or all of it. The important point is that buyers should understand their agreement before making an offer , rather than assuming someone else will automatically pay their agent. If you're buying a home in Myrtle Beach, ask your agent: How are you compensated? What does our agreement say? What happens if the seller doesn't offer compensation? What would I potentially be responsible for? Can your compensation be negotiated? What services are included? These are all fair questions. Is Real Estate Commission Negotiable for Buyers Too? Potentially, yes. Buyer-agent compensation is addressed in the buyer representation agreement, and compensation can be negotiated between the parties. However, buyers should focus on the complete representation they're receiving. A buyer's agent may help with: Finding properties Market research Property analysis Neighborhood knowledge Offer strategy Contract negotiations Inspection negotiations Due diligence Appraisal issues Communication with the listing agent Transaction management Getting the buyer to closing Again, the lowest fee isn't automatically the best deal. What Should I Ask a Real Estate Agent Before Negotiating Commission? I f you're interviewing agents, I'd recommend asking these questions. 1. What is your compensation? Start with the obvious. You should know exactly what the agent is proposing. 2. What services are included? Don't assume every agent provides the same services. 3. What marketing will you provide? Ask specifically about: Photography Video MLS Social media Online advertising Open houses Email marketing Property websites Other promotional efforts 4. Are there additional fees? Ask whether there are any additional costs beyond the agreed compensation. 5. What happens if I negotiate a lower fee? If the agent offers a different rate, ask whether the services or marketing change. 6. How will you help me determine the right price? Pricing can have a major impact on the outcome. 7. How do you negotiate? Ask the agent how they approach offers, inspections, repairs, appraisal issues, and other negotiations. 8. How much experience do you have in my market? Local knowledge matters. Can I Negotiate a Real Estate Agent's Commission After Signing? This is where you need to be careful. Once you've entered into a written representation agreement, you shouldn't assume you can simply change the compensation whenever you want. Any changes should be discussed with your agent and properly documented according to the terms of your agreement and applicable law. That's why it's important to understand the agreement before you sign it. Don't be afraid to ask questions. If something isn't clear, ask your agent to explain it. Why Would a Real Estate Agent Agree to a Lower Commission? Every situation is different. An agent may consider factors such as: The expected sale price Property type Location Expected workload Marketing requirements Whether the client is buying and selling Multiple transactions Timing Complexity of the transaction But an agent also has real business expenses. Those can include: Brokerage fees MLS expenses Marketing Photography Signs Technology Insurance Licensing Vehicle expenses Advertising Administrative support Taxes And unlike a salaried employee, a real estate agent generally doesn't get paid simply for showing up. Compensation is tied to the transaction. That's something worth keeping in mind when evaluating a fee. Does a Lower Commission Mean Less Service? Not necessarily. Some agents may be willing to negotiate without reducing their service. Others may have different service levels or adjust what's included. That's why you should never assume. Ask. If an agent agrees to reduce their fee, ask: “Will anything about your marketing or services change?” Get the answer clearly understood before moving forward. What About Flat-Fee Real Estate Agents? You may also come across agents or companies advertising a flat fee instead of a percentage-based commission. This can sound attractive because you know the cost upfront. But once again, compare the entire service package . Ask: What exactly is included? Who handles showings? Who negotiates? Who handles inspections? Who communicates with the buyer's agent? Who manages the transaction? Is professional photography included? Is advertising included? What happens if the transaction becomes complicated? A lower upfront fee may be appropriate for some sellers. For others, full-service representation may provide more value. There's no one-size-fits-all answer. What I Would Look At If I Were Selling a Home If I were interviewing agents to sell my own home, I wouldn't make commission the first question. I'd want to know: 1. How would you price my house? 2. What is your marketing plan? 3. How will you get buyers' attention? 4. How well do you know my neighborhood? 5. How do you handle negotiations? 6. What happens when something goes wrong? 7. How will you communicate with me? 8. What exactly is included in your compensation? 9. Are there additional fees? 10. What do you believe you can do for me that another agent can't? Then I'd look at the compensation. That's because I want to know what I'm getting before deciding what I'm willing to pay. Real Estate Commission Negotiation in Myrtle Beach The Myrtle Beach real estate market has its own set of considerations. The Grand Strand isn't one single market. There are major differences between: Myrtle Beach North Myrtle Beach Carolina Forest Conway Surfside Beach Murrells Inlet Socastee Market Common Grande Dunes Barefoot Resort Golf communities Intracoastal Waterway communities Oceanfront and second-home properties The type of property you're selling can also affect the marketing strategy. Selling a primary residence in Carolina Forest isn't the same as selling an oceanfront condo. Selling a luxury home isn't the same as selling an entry-level property. That's why I believe compensation should always be considered alongside the specific strategy and service you're receiving. The Real Question Isn't “Can I Get a Lower Commission?” Yes, you can ask. But I'd encourage you to take the conversation one step further. Instead of asking only: “Can you lower your commission?” Ask: “What value am I getting for your fee?” That's a much better conversation. Because ultimately, your goal isn't to hire the cheapest real estate agent. Your goal is to make the best financial decision possible. For a seller, that means looking at the entire transaction: Sale price + negotiation + marketing + terms + service + expenses = your overall result. And for a buyer: Representation + negotiation + guidance + market knowledge + transaction management = the value of your agent. My Perspective as a Myrtle Beach Real Estate Agent I've been in the real estate business for more than 10 years, and one thing I've learned is that every client and every transaction is different. I don't expect someone to hire me simply because I'm an agent. I expect them to ask questions. I want clients to understand what they're paying for, what services I provide, how I approach the market, and what I believe I can do for them. And if someone wants to discuss compensation, I'm happy to have that conversation. I think that's how it should work. At the same time, I don't believe the lowest commission automatically equals the best deal. If I'm selling your home, my goal isn't just to get it listed. It's to help you develop the right strategy, attract qualified buyers, negotiate effectively, navigate the transaction, and ultimately get you to the closing table with the best overall outcome I can reasonably help you achieve. Frequently Asked Questions About Real Estate Commission Negotiation Can you negotiate real estate commission? Yes. Real estate compensation is negotiable, and the specific terms should be discussed and documented in the applicable representation agreement. What is a reasonable real estate commission? There isn't one universally required commission rate. Compensation varies based on the agent, services, transaction, property, and agreement between the parties. Can I negotiate my Realtor's commission? You can ask whether the agent is willing to negotiate their compensation. If changes are agreed upon, make sure you understand what services are included and get the terms in writing. Should I choose a real estate agent based on commission? I wouldn't recommend choosing an agent based solely on commission. Consider experience, local knowledge, marketing, communication, negotiation skills, service, and overall value. Can buyer-agent compensation be negotiated? Yes. Buyer-agent compensation is addressed through the buyer representation agreement and can be negotiated. Buyers should understand exactly what they may be responsible for before entering into an agreement. Can a seller negotiate what they pay toward buyer-agent compensation? The seller and buyer can negotiate transaction terms, including whether the seller is willing to contribute toward the buyer's agent compensation, where permitted and agreed upon. What should I ask before agreeing to a real estate commission? Ask what services are included, how the property will be marketed, whether there are additional fees, how negotiations are handled, and whether anything changes if the compensation is adjusted. The Bottom Line: Can You Negotiate Real Estate Commission Rates? Yes, you can negotiate real estate commission rates and agent compensation. But don't stop at the percentage. Ask what you're actually receiving for the fee. Compare agents based on: Experience Local market knowledge Marketing Communication Negotiation Service Transaction management Problem solving Overall value A lower commission may save you money. But the right agent may also help you make more money, avoid costly mistakes, negotiate better terms, and navigate problems that could otherwise cost you significantly more. The goal shouldn't be to pay the lowest possible fee. The goal should be to get the best overall value for the money you're paying. If you're thinking about selling a home in Myrtle Beach, Carolina Forest, North Myrtle Beach, Conway, Surfside Beach, Murrells Inlet, or anywhere along the Grand Strand , I'd be happy to sit down with you, explain how I approach the sale, and answer your questions about compensation and services. You don't have to make a decision simply because we talk. You should have enough information to decide whether I'm the right agent for you.
What Does a Real Estate Agent Actually Do?
By Dusty Rhodes • October 5, 2026
What does a real estate agent actually do? Learn the responsibilities of a buyer's or listing agent and how a Myrtle Beach REALTOR® helps from start to closing.