Cash Home Buyers - Conway, SC - Horry County
Facing Foreclosure or a Burden Property in Conway? Get a Cash Offer Before the Court Steps In
Whether you're dealing with a foreclosure notice in the 29526 or 29527 ZIP codes, an inherited house near the Horry County courthouse, or a rental property you're ready to be done with, we buy houses across Conway as-is - no repairs, no agent, no waiting.
Questions? Call us directly: (833) 330-1625
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The Situations Conway and Horry County Sellers Actually Face
The Grand Strand real estate market creates a specific set of sellers who need a different kind of exit. Second homes purchased during better times, properties inherited from parents who retired to the coast, investor rentals that stopped making financial sense — these aren't abstract scenarios. They show up at the Horry County courthouse and in our inbox every week. If any of the situations below sound familiar, you're not alone, and there's a straightforward path forward.
Foreclosure Pressure
South Carolina's foreclosure process is judicial — meaning it runs through the state court system and can take 6 to 12 months or longer from the initial lis pendens filing to a forced sale. That timeline feels long, but it moves faster than most people expect once paperwork starts piling up. A cash sale can stop the foreclosure process entirely before it reaches judgment. If you've received a default notice, you may have more time than you think — but waiting narrows your options. Our guide on selling a house during foreclosure walks through exactly how this works.
Inherited Property in Horry County
South Carolina requires court-supervised probate before an inherited property can be sold. The executor or administrator has to be formally authorized by the probate court — a process that can add weeks to months before a closing is even possible. The Horry County Probate Court handles these cases, and we work directly with executors and estate attorneys to close once the authorization is in place. You don't have to figure out the legal side alone. We've done this before with inherited homes across the county.
Out-of-State and Absentee Owners
This is more common along the Grand Strand than people realize. A parent buys a vacation home in the Conway area. They pass away or stop using it. Now you're managing a property from Charlotte, Atlanta, or Ohio — dealing with insurance, taxes, and a lawn that doesn't mow itself. We buy properties from out-of-state sellers regularly. You don't need to travel here to sell. We handle the title coordination, the closing attorney scheduling, and the logistics locally so you can sign documents remotely and receive funds without a single trip to South Carolina.
Distressed Property and Deferred Repairs
If the roof needs replacing, the HVAC is dead, or there are code violations you can't afford to address, listing on the open market becomes painful fast. Buyers ask for inspections. Inspections generate repair requests. Lenders won't fund loans on properties in poor condition. We buy houses as-is — distressed property, tax liens, code violations, and all. No repair requirements, no inspector walking through your house generating a list of demands. South Carolina does require a Residential Property Condition Disclosure Statement, but cash transactions typically allow for negotiated limitations on that process.
Investor Rentals You're Done With
The Grand Strand tourism economy drew a lot of investors into the Conway and Horry County rental market over the past decade. Some of those properties have been great. Others became expensive headaches — problem tenants, seasonal vacancy, rising maintenance costs on older homes. If you own a rental property in the 29526 or 29527 ZIP codes and you're ready to exit the landlord business, we can make an offer without asking you to clear out tenants first or bring the property up to retail condition.
Life Changes That Can't Wait
Divorce. Job relocation. Medical bills. A property you simply can't carry anymore. These situations don't come with convenient timelines, and the standard 60-to-90-day listing process doesn't bend around your schedule. We can close in a matter of days once the closing attorney schedules — and in South Carolina, closings are handled by a licensed real estate attorney, which means the process is legally supervised and your interests are protected even in a fast cash sale.
Three Steps. No Surprises. No Repairs Required.
Selling a house in South Carolina doesn't have to involve months of showings, contractor bids, and buyer financing falling through at the last minute. If you want to understand how our fast closing process works, here's the whole picture — nothing hidden, nothing complicated.
Tell Us About Your Property
Give us your address and a quick summary of the situation — that's it for the first step. No commitment, no paperwork, no agent walking through your house with a clipboard. We'll review the details and reach out to schedule a quick conversation or walkthrough if needed.
Receive a Written Cash Offer
We present a clear, written cash offer based on the property's condition and comparable sales in the Horry County area. You'll see exactly what we're offering and why. No pressure to accept. Take the time you need to decide — this is your property and your choice.
Close on Your Schedule
In South Carolina, closings are conducted by a licensed real estate attorney — we work with established local closing attorneys in Horry County to schedule at a pace that works for you. Once the attorney confirms the schedule, closing can happen in a matter of days. If you're selling remotely, documents can be handled so you don't need to travel.
South Carolina's attorney closing process adds a layer of legal protection that benefits you. We coordinate directly with the closing attorney — you don't have to manage that relationship yourself.
Get Your Cash Offer - No ObligationWhat You Actually Keep After the Sale - Cash Offer vs. Listing
The listing price is not the same as your seller net proceeds. Once you subtract agent commissions, required repairs, closing costs, and the time value of carrying the property for months, the gap between a cash offer and a listed sale price narrows considerably. Here's how the math actually looks for a typical Horry County property.
| Cost or Factor | Eagle Cash Buyers | Traditional Listing | iBuyer / Online Platform |
|---|---|---|---|
| Agent Commissions | ✓ None - we pay no commissions | Typically 5-6% of sale price | 3-5% service fee |
| Repair Requirements | ✓ We buy as-is, any condition | Buyer inspections generate repair lists - often $5,000 to $20,000+ for distressed homes | Deducted from offer after inspection |
| Closing Costs | ✓ We cover closing costs | Seller typically pays 1-3% including SC deed recording fee of $1.85 per $500 | Seller pays closing costs |
| Seller Net Proceeds Impact | Offer is the number - no deductions after acceptance | Final net can be 8-10% below list price after all deductions | Service fees and repair deductions reduce net significantly |
| Days to Close | Days after closing attorney schedules - often under 30 | 60 to 90 days on average, assuming financing clears | Faster than listing but still 2 to 4 weeks typical |
| Financing Contingency Risk | ✓ No financing - cash purchase, no fall-through risk | Buyer financing can fall through at the last minute | Lower risk but not zero |
| Property Condition Required | ✓ Any condition - distressed, code violations, tax liens | Lenders often won't finance homes in poor condition | Eligible properties must meet platform standards |
| Showing Requirements | ✓ One walkthrough at most | Multiple showings over days or weeks | One inspection visit |
South Carolina imposes a deed recording fee of $1.85 per $500 of consideration at closing. In a traditional sale, this is typically a seller cost. When you sell to us, we cover closing costs including applicable recording fees.
What Horry County's Real Estate Context Means for Conway Sellers Right Now
Conway is the county seat of Horry County - and that position matters more than most sellers realize. Probate filings, foreclosure proceedings, and title searches for the entire county run through the courthouse here. When you're dealing with an inherited property or a property in any kind of legal complexity, the Conway location can actually work in your favor for faster resolution compared to sellers in more remote parts of the county.
Horry County's housing market has been shaped heavily by Grand Strand tourism and coastal migration over the past decade. That means a meaningful share of properties in and around Conway are investor-owned, second homes, or properties inherited by out-of-state beneficiaries who have no desire to become landlords in South Carolina. The demand side of the market can be seasonal and financing-dependent - neither of which helps a seller who needs to move quickly.
Pricing across Horry County varies widely depending on proximity to the beach, property condition, and lot size. Conway's inland position typically means lower price points than Myrtle Beach or North Myrtle Beach - which also means the repair cost versus seller net proceeds math is especially important to run carefully before committing to a traditional listing.
We Buy Houses in Conway ZIP Codes 29526 and 29527 - and Throughout Horry County
Our service area covers Conway's primary ZIP codes directly, plus the broader Horry County region. If your property is in 29526, 29527, or the surrounding coastal South Carolina area, we can make you a cash offer. Sell my house fast in South Carolina - we cover more of the state than just the Grand Strand.
Selling a Conway Property From Out of State? We Handle Everything Locally.
You don't need to fly to South Carolina to sell your house. Whether you inherited a property in Horry County, own a rental in the 29526 or 29527 ZIP codes that you're ready to exit, or simply can't manage the logistics of a traditional sale from a distance - we take care of the coordination on the ground. Our closing attorney handles the title work. You review and sign documents remotely. We wire funds directly to you.
Call us at (833) 330-1625 or request your offer below. No obligation to accept. No commitment until you sign a purchase agreement - and even then, the process is attorney-supervised and fully transparent.
Selling a House in South Carolina - What Conway Sellers Ask Us
South Carolina has its own rules around closings, foreclosure, and probate. These answers cover what actually matters for Horry County sellers - no generic filler.
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How does South Carolina's judicial foreclosure process work, and can a cash sale stop it?
South Carolina foreclosures go through the court system - they do not happen through a trustee sale or a quick administrative process like in some other states. The lender files a complaint, a lis pendens gets recorded against your property, and the case moves through circuit court. From first filing to a judicial sale, the timeline typically runs 6 to 12 months, sometimes longer depending on court scheduling and any contested filings.
A cash sale can interrupt that timeline at almost any point before the judicial sale date. Once you accept an offer and a closing attorney schedules the transaction, the payoff to your lender is handled at closing and the foreclosure action stops. South Carolina also has a right of redemption in certain foreclosure contexts, so if you are close to or past a sale date, ask us directly about your specific situation - the window matters.
Read more about selling a house during foreclosure to understand the full picture before your court date arrives.
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Do you buy houses in both ZIP codes 29526 and 29527 - including older neighborhoods near downtown Conway?
Yes, we buy in both 29526 and 29527, which together cover the full Conway service area including older residential streets near downtown, properties closer to the Waccamaw River corridor, and homes further out toward the Horry County line. Condition is not a filter for us - we have purchased houses with foundation issues, fire damage, deferred maintenance, and properties that sat vacant for years.
If the address is in Conway or the surrounding Horry County area, submit it and we will evaluate it. We do not skip properties because of location within the coverage area.
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I inherited a house through the Horry County probate court. Can I sell it before probate closes?
South Carolina requires court-supervised probate for estate properties, which means the executor or administrator named by the probate court must have authority to sell before a closing can happen. The Horry County Probate Court, located at the courthouse in Conway, handles this process - and timing varies based on whether the estate is contested, how quickly paperwork moves, and whether a personal representative has already been appointed.
We work with executors and administrators regularly. If probate is still open, we can give you a cash offer now so you know what the property is worth and have a buyer ready the moment the court authorizes the sale. You are not locked into anything while the estate is being processed.
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How do you calculate your cash offer? Is it just a lowball number?
The offer is based on the property's estimated value after repairs and updates, minus the cost of those repairs and a margin for holding and resale risk. We look at comparable sales in the Conway area, the current condition of the property, and what it would cost to bring it to market-ready condition.
We are not going to offer what a fully renovated home would sell for on the open market - that would not be honest. What we offer is a firm cash number with no repair costs, no agent commissions, and no closing costs taken from your side. For a lot of sellers, the net amount they walk away with is closer to a traditional sale than they expect once you strip out the fees, repairs, and months of carrying costs.
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Who handles the closing in South Carolina? Do I need my own attorney?
South Carolina is an attorney-supervised closing state, meaning a licensed closing attorney - not a title company acting alone - must conduct the transaction. We coordinate with a closing attorney to handle the paperwork, title search, deed transfer, and disbursement of funds. You do not need to hire your own attorney for a standard cash closing, though you are always welcome to have one review documents if you prefer.
South Carolina also charges a deed recording fee of $1.85 per $500 of the sale price (roughly 0.37%) at closing. We cover our side of closing costs - ask us at the time of offer what is included so there are no surprises at the table.
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I live out of state and inherited a Conway property I have never even seen. Can you still buy it?
This is one of the most common situations we handle in the Conway and Grand Strand area. Coastal South Carolina has a high concentration of second homes, investment properties, and inherited houses where the owner is based in another state entirely. You do not need to fly in or be present at closing - South Carolina allows remote closings with proper notarization and attorney coordination.
We handle the local logistics: property evaluation, title work, coordinating with the closing attorney. You review documents, sign, and receive your proceeds. The distance does not slow the process down in any meaningful way.
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Do I have to pay closing costs or agent commissions when I sell to you?
No agent commissions. No listing fees. On closing costs, we cover the buyer's side - and in most of our Conway transactions, we also cover the seller's standard closing costs so the number we offer is close to what you actually receive. We confirm this in writing before you sign anything.
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Does South Carolina require a seller disclosure form even in an as-is cash sale?
South Carolina law requires sellers to complete a Residential Property Condition Disclosure Statement in most residential sales. In an as-is cash transaction, the form is still typically completed, but the as-is nature of the sale is reflected in the offer price - meaning you are not expected to fix what you disclose, just disclose what you know. There are limited statutory exemptions (estate sales, certain court-ordered sales) that a closing attorney can clarify based on your specific situation.
We do not use the disclosure form as a way to renegotiate after the fact. If something comes up during our walkthrough, we address it before making the offer, not after you have already agreed to a number.
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Is there any obligation after I request a cash offer?
None. Requesting an offer costs you nothing and commits you to nothing. You get a number, you evaluate it, and you decide. If you want to list with an agent instead, go ahead - we are not going to pressure you or follow up repeatedly if you say no.
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My Conway rental has a difficult tenant situation and the property needs work. Will you still buy it?
Tenant-occupied properties with deferred maintenance are a significant part of what we buy in the Horry County market. Grand Strand rental properties - including those in Conway - often have years of wear, lease complications, or occupants who have stopped paying. You do not have to resolve the tenant situation before we buy. We take it from here, including any necessary legal process after closing. The condition of the property and the tenant relationship do not change our ability to close.
Not sure if a cash sale is the right move? Get an offer and decide with no commitment - knowing the number costs you nothing.
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