Condo Check.

Before you buy. Before you close.

A $39 report,
or a $20,000
surprise?

Public-records risk reports for Myrtle Beach & Horry County condos

Get a report, $39 See a sample report

Delivered within 48 hours. Public records. Clear questions.

A closer look before a big decision
CONDO CHECK / SAMPLE REPORT
MYRTLE BEACH, SC OCT 2026

River Oaks
Golf Villas

Carolina Forest area · Myrtle Beach

Experimental public-records screening index

Including lender status (Fannie Mae)

73/100
High

Records-only: 66/100 · Elevated

09Fee/special-assessment complaints
Jan 23–Mar 4, 2025
04HOA lien foreclosure cases filed
Jan–Jun 2026
See the records. Know what to ask.

Experimental public-records screening index. Not a probability or guarantee.

The cost of not checking

The asking price isn’t
the whole price.

What happens at the HOA can become your financial responsibility.

01 / THE UNEXPECTED BILL

Special assessments

One-time charges, often thousands per unit. Owners must pay or face a lien.

02 / THE MONTHLY INCREASE

Dues spikes

Insurance and repair costs get passed to owners through higher dues.

03 / THE RISK TO YOUR HOME

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

Horry County has more HOA complaints than any other county in South Carolina.

Source: SC Department of Consumer Affairs

Fee/special-assessment complaints

HORRY COUNTY
Horry County fee/special-assessment complaints: 11–17 per year in 2020–2024; 30 in 2025. Exact yearly complaint counts: 2020: 11; 2021: 17; 2022: 15; 2023: 16; 2024: 12; 2025: 30. The category combines HOA fees and special assessments. 3020100 112020172021152022162023122024302025

Complaints only include owners who filed with the state. The SCDCA category combines fees and special assessments; a match does not establish a special assessment.

The people behind the paperwork

It happens more than you think

Real cases from local and national news. Every card links to its source.

North Myrtle Beach, SC

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.
Source: WMBF News, Jul 25, 2019
Horry County, SC

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.
Source: WPDE, Oct 21, 2022
North Miami, FL

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.
Source: CBS News Miami, Aug 19, 2024

Open the sample report

River Oaks
Golf Villas

Myrtle Beach · Carolina Forest area

Read the full sample report

9 owner complaints to the state in the fee/special-assessment category. 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
  • An experimental public-records screening index (0–100)
  • A custom “Questions to ask the HOA” page

A little clarity before you commit

Check the condo.
Know the risk.

Tell us which complex to check. We confirm we can cover it the same day, then send a secure payment link.

One complex

Single report

$39one-time

Have HOA documents (budget, reserve study, minutes, insurance)? Add them to your request. They show what public records can't: reserves, dues trends and voted assessments.

Take a closer look before you buy.

  • Public-records risk report
  • Custom questions for the HOA
  • Delivery within 48 hours
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Full refund if we can’t find enough public information.

Choosing between complexes

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A full report on each complex, plus a side-by-side comparison page.

  • Full public-records reports
  • Custom questions for each HOA
  • Side-by-side comparison page
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For buyer's agents

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$29.80 each. Save $46 vs single reports.

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  • Free comparison page when comparing complexes
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A clearer picture starts with owners

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Before you order

Fair questions.

Is this legal?

We use public records only for published findings. Every finding is cited and dated, allegations are labeled, and we make corrections on request. We do not name private owners.

Is the score a guarantee?

No: it is an experimental public-records screening index, not a percentage probability, 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.

Can I compare complexes?

Yes, get a full report on each complex and a side-by-side comparison page for $69 for 2 complexes or $89 for 3.

Do you work for HOAs or sellers?

No.