Condo Check / Sample public-records report
River Oaks
Golf Villas
Carolina Forest area of Myrtle Beach
Public-records risk estimate.
Not a guarantee.
01 / The overview
Summary
State special-assessment complaints and an increase in HOA lien foreclosures warrant closer questions before buying. Nine special-assessment complaints were filed with SC Consumer Affairs between Jan 23 and Mar 4, 2025. Seven of the nine cite ignored records requests or missing financials.
Court records show HOA lien foreclosures against owners increased from about 1 per year in 2023–2025 to 4 in Jan–Jun 2026.
Keep the HOA identities separate
A separate “River Oaks Golf Villas II” HOA is also managed by Tradd Management. It’s unclear which HOA the complaints refer to. Confirm the exact association for the unit you are considering.
The 69/100 score is a risk estimate from public records. It does not establish the truth of owner allegations or predict a future assessment.
02 / SC Consumer Affairs
State complaints
9 special-assessment complaints were filed Jan 23–Mar 4, 2025. 7 of 9 cite ignored records requests or missing financials.
Owner allegations (unverified)
Owners say fires in Buildings 15 and 30, plus an insurance shortfall, led to special assessments and higher fees. The unverified allegations also include a possible loan and money missing from reserves.
These are owner allegations, unverified. They should be checked against the HOA’s records.
No news coverage of the fires was found. The absence of coverage does not verify the allegations.
03 / Horry County Public Index
Court records
River Oaks Golf Villas HOA
HOA lien foreclosures against owners increased in the first half of 2026.
| Period | HOA lien foreclosures |
|---|---|
| 2023–2025 | About 1 per year |
| Jan–Jun 2026 | 4 |
Separate association: River Oaks Golf Villas II
This HOA is also managed by Tradd Management. Its court records include:
- An open breach-of-contract case, 2025CP2605820, in ADR.
- 2 landscaper suits in 2025.
- 2 lien foreclosures in 2026.
Association identity matters
It’s unclear which HOA the state complaints refer to. The records for these two associations should be read separately.
04 / Horry County Register of Deeds
Recorded HOA liens
Each condo lien is recorded when the HOA claims an owner is behind on dues or assessments. Liens are later marked satisfied when paid, often at sale.
River Oaks Golf Villas (I)
| Year | Condo liens |
|---|---|
| 2019 | 3 |
| 2020 | 2 |
| 2021 | 1 |
| 2022 | 1 |
| 2023 | 2 |
| 2024 | 11 |
| 2025 | 20 |
| 2026 (through Oct 12) | 9 |
| Year | Lien satisfactions |
|---|---|
| 2024 | 9 |
| 2025 | 9 |
| 2026 (through Oct 12) | 19 |
River Oaks Golf Villas II (separate HOA): 3, 5 and 3 liens in 2024, 2025 and 2026.
Recorded liens jumped from 1–3 a year to 20 in 2025.
Source: Horry County Register of Deeds online records search
05 / Local coverage
News
River Oaks Golf Club closed Nov 30, 2025. The developer plans about 370 single-family lots.
Sources: WPDE and On The Green Magazine. No news coverage of the alleged fires in Buildings 15 and 30 was found.
06 / Approval status
FHA status
Not FHA-eligibleHUD reviewed the project (ID A011662) and rejected it on June 9, 2020. HUD's note: the project is within a golf/tennis resort, the HOA allows short-term rentals, and resort/golf packages are offered, so the project is not eligible for FHA.
Why it matters: buyers using FHA loans can't buy here, which shrinks the pool of buyers when owners need to sell. Check conventional (Fannie Mae/Freddie Mac) eligibility with your lender.
Source: HUD FHA Condominium Lookup, searched Oct 20, 2026.
07 / Your next step
Questions to ask the HOA
Request the documents behind the answers. Public records can’t show the reserve balance, unvoted assessments or insurance deductibles.
- Can you provide the reserve study?
- Can you provide the last 2 years of budgets and financials?
- Can you provide the insurance declarations and deductible?
- Can you provide board minutes covering the alleged fires in Buildings 15 and 30?
- Can you provide any loan documents?
- Are more assessments planned?
- Will the HOA or manager run Fannie Mae's free Condo Status Finder and share the result? (It shows whether Fannie Mae has flagged the project as ineligible.)
- What year were the buildings built, and when were the roofs and stairs/walkways last replaced?
08 / Follow the records
Sources
Source pages for the records and reporting referenced in this sample.
- SC Department of Consumer Affairs — HOA reports ↗
State complaints, including special-assessment and records-request complaints.
- Horry County Public Index ↗
HOA lien foreclosures and the separate River Oaks Golf Villas II cases. Breach-of-contract case: 2025CP2605820.
- Horry County Register of Deeds — online records search ↗
Name search, pulled ; counts deduplicated by book/page.
- WPDE — River Oaks Golf Club closure and development plans ↗
Reporting on the golf club’s closure and planned development.
- On The Green Magazine — River Oaks Golf Club farewell ↗
Reporting on the golf club’s closure.
09 / Read with care
Disclaimer
This sample is an informational estimate from public records, not legal, financial, appraisal or inspection advice. The risk estimate is not a guarantee. Owner allegations are unverified, and it’s unclear which HOA the state complaints refer to.
A public-records report can’t see reserve balances, unvoted assessments or insurance deductibles. Request the documents and answers listed above before making a decision.
What’s in your condo’s records?
A report and the questions to ask the HOA.