Special assessments
One-time charges, often thousands per unit. Owners must pay or face a lien.
Before you buy. Before you close.
A $30 report,
or a $20,000
surprise?
Public-records risk reports for Myrtle Beach & Horry County condos
Delivered within 48 hours. Public records. Clear questions.
A closer look before a big decision
CONDO CHECK / SAMPLE REPORT
River Oaks
Golf Villas
Carolina Forest area · Myrtle Beach
Public-records risk estimate
Elevated69/100
09Special-assessment complaints
Jan 23–Mar 4, 2025
Jan 23–Mar 4, 2025
04HOA lien foreclosures
Jan–Jun 2026
Jan–Jun 2026
See the records. Know what to ask.
An estimate from public records. Not a guarantee.
The cost of not checking
The asking price isn’t
the whole price.
What happens at the HOA can become your financial responsibility.
Dues spikes
Insurance and repair costs get passed to owners through higher dues.
Forced sales
Owners who can’t pay can face HOA lien foreclosure.
Horry County by the numbers
A local risk.
A public record.
615complaints against 374 HOAs
2018–2025
2018–2025
Horry County has more HOA complaints than any other county in South Carolina.
Source: SC Department of Consumer AffairsSpecial-assessment complaints
HORRY COUNTYComplaints are only owners who filed with the state. Most problems are never reported.
The people behind the paperwork
It happens more than you think
Real cases from local and national news. Every card links to its source.
Tilghman Beach & Racquet Club
- Complex / city
- Tilghman Beach & Racquet Club, North Myrtle Beach
- Year
- 2019
- Amount
- $131,455 per unit (appraiser's estimate); $28–35 million in repairs
- Cause
- Ocean damage to 30+ year-old wooden buildings. An owner lawsuit alleged the board never set up a reserve fund.
- What happened to owners
- Owners paid at least $18,000 in extra dues. One couple's unit sat on the market a year and sold at about a $65,000 loss.
Renaissance Tower
- Complex / city
- Renaissance Tower (21 stories, 322 units), south of Myrtle Beach
- Year
- 2022
- Amount
- More than $2 million repair assessment, with less than $1.3 million in reserves
- Cause
- Corroded structural steel. The county deemed the building unsafe.
- What happened to owners
- Every resident was evacuated. Some owners were living in tents at a nearby campground, and owners sued the board and management.
Mariners Bay Condos
- Complex / city
- Mariners Bay Condos, North Miami
- Year
- 2024
- Amount
- More than $100,000 per owner in dues and assessments to stay
- Cause
- Insurance up 800%, new post-Surfside safety deadlines and deferred maintenance.
- What happened to owners
- Owners chose to sell the whole building to a developer. Every owner moves out when the deal closes.
Open the sample report
River Oaks
Golf Villas
Myrtle Beach · Carolina Forest area
Read the full sample report9 owner complaints to the state about special assessments. Filed Jan 23–Mar 4, 2025.
Owners say fires in two buildings plus an insurance shortfall led to special assessments and higher fees. Owner allegations, unverified.
HOA lien foreclosures against owners rose. Court records show about 1 per year in 2023–2025, then 4 in the first half of 2026.
Recorded HOA liens jumped from 1–3 a year (2019–2023) to 20 in 2025.
Horry County Register of Deeds.
What’s in a report
Less guesswork.
Better questions.
A public-records check of the complex, with the findings and questions to take to the HOA.
Look inside a sample- State complaint history
- Lawsuits and HOA lien foreclosures County court index
- Recorded liens and master-deed amendments Register of Deeds
- Local news
- FHA approval status
- Building age, units and oceanfront exposure
- A 0–100 risk estimate
- A custom “Questions to ask the HOA” page
A little clarity before you commit
Check the condo.
Know the risk.
Choose a report, then tell us which complex to check.
One complex
Single report
$29.99one-time
Take a closer look before you buy.
- Public-records risk report
- Custom questions for the HOA
- Delivery within 48 hours
Full refund if we can’t find enough public information.
Three complexes
3-condo bundle
$49.99one-time
Comparing complexes? Check all three.
- Three public-records risk reports
- Custom questions for each HOA
- Delivery within 48 hours
Full refund if we can’t find enough public information.
Your report request
Form not loading? Open it here.
A clearer picture starts with owners
Own a condo?
Help other owners.
Share HOA budgets, reserve studies, meeting minutes or assessment letters to help us score your complex.
- Please cover account numbers and other owners’ names
- We never post your documents; we use them only to score the complex
- Originals are deleted after review
Share HOA documents
Read our document-handling policy Form not loading? Open it here.
Before you order
Fair questions.
Is this legal?
Yes: public records only.
Is the score a guarantee?
No: it’s an estimate from public records, not an inspection, appraisal or legal advice.
Who’s behind this?
Condo Check is run by Luke, a Grand Strand local, using public county and state records.
Do you work for HOAs or sellers?
No.