Buying a home in Conway and wondering what your property taxes will be? You are not alone. If you are moving from out of state, the rules in Horry County can feel new and confusing. This guide breaks down how taxes are calculated, what changes if you live in the home full-time, and how to verify the numbers before you write an offer. Let’s dive in.
Horry County property tax basics
South Carolina calculates property taxes using four main pieces:
- Market value: The assessor’s estimate of what the property is worth.
- Assessment ratio: The percentage of market value used to create the “assessed value.”
- Exemptions or adjustments: Reductions that lower your taxable assessed value if you qualify.
- Millage rates: The combined tax rates set each year by the county, city, schools, and any special districts.
Your bill is calculated with a simple formula: tax = assessed value × (total mills / 1,000). Multiple jurisdictions can apply to one home, so the combined millage is the sum of the county, the City of Conway if you are inside city limits, the local school district, and any special districts.
The two most important numbers to verify for any Conway-area property are:
- The correct assessment treatment and any exemptions that apply to you.
- The current combined millage rate for that specific parcel.
Why location within Conway matters
Property inside Conway city limits can be taxed by the city in addition to Horry County, the school district, and any special districts. A home just outside city limits may not pay city millage but could be inside a fire, water/sewer, or other special district. Always confirm the parcel’s exact location and jurisdictions before you estimate taxes.
Owner-occupied vs. non-resident
South Carolina often treats owner-occupied homes differently than second homes or rentals. Different assessment ratios and certain exemptions may apply when a property is your primary residence.
Key points you should know:
- Owner-occupied treatment and many exemptions are not automatic. You usually must file paperwork with the Horry County Assessor to claim them.
- If you do not plan to live in the home as your primary residence, assume owner-occupied benefits will not apply.
- Some exemptions for seniors, veterans, and disabled homeowners require separate applications and documentation.
Action steps:
- Ask the seller or listing agent if the current owner claimed owner-occupied status or any exemptions.
- If you will live in the home full-time, confirm filing requirements and deadlines with the Horry County Assessor so the correct classification applies after closing.
- If you plan to rent the home or use it as a second residence, budget accordingly and do not apply owner-occupancy assumptions.
Estimate your tax in five steps
Use this method to create a realistic estimate for a specific property:
Confirm the market value. Start with the assessor’s value or your purchase price.
Apply the correct assessment ratio. Assessed value = market value × assessment ratio for your property class.
Subtract exemptions. Reduce the assessed value by any exemptions or credits you qualify for.
Calculate the tax using millage. Tax = (taxable assessed value × total mills) / 1,000. Total mills is the sum of all applicable jurisdictions.
Add any special assessments or fees. Include items that can appear on a bill, such as special districts or municipal services.
Example using hypothetical numbers
- Market value: $300,000
- Assessment ratio (example only): 4% → assessed value = $12,000
- No additional exemptions → taxable assessed value = $12,000
- Combined millage (example only): 300 mills → tax = (12,000 × 300) / 1,000 = $3,600 per year
Important: The numbers above are for illustration only. Always confirm the current ratios and combined millage for the specific parcel you are buying.
What to verify before you write an offer
- Whether the parcel is inside Conway city limits or in unincorporated Horry County.
- The current assessed value and whether the seller claimed owner-occupied status or exemptions.
- All taxing jurisdictions that apply: county, city, school district, and any special districts.
- The current fiscal year millage for each applicable jurisdiction.
- Whether unpaid taxes, special assessments, or liens exist. Your closing attorney or title company will verify this.
- How taxes will be prorated at closing. This is standard, but confirm the method.
Where to confirm official information
- Horry County Assessor’s Office: Valuations, assessment class, exemption records, and appeals.
- Horry County Treasurer’s Office: Current and prior tax bills, payment details, deadlines, and penalties.
- City of Conway Finance/Revenue (if inside city limits): City millage and municipal assessments.
- Local school district administration: Any school district levies affecting the parcel.
- Horry County GIS/Tax Maps: City boundaries and special district lines.
- South Carolina Department of Revenue and South Carolina Code of Laws: State rules for assessments and exemptions.
- Your title company or closing attorney: Proration method and any unpaid taxes or liens.
Checklist for out-of-state buyers
Before making an offer
- Request the latest tax bill and proof of payment from the seller.
- Ask if the seller claimed owner-occupied status or other exemptions.
- Review the Horry County Assessor record for assessed value, history, and exemption flags.
- Use Horry County GIS to confirm whether you are inside city limits and any special districts.
- Note which jurisdictions and millage amounts appear on a recent bill.
Before closing
- Confirm tax proration details with your closing attorney or title company.
- If the home will be your primary residence, prepare owner-occupied and exemption paperwork and know the filing deadline.
- Budget for a full year of property taxes at the expected level, with room for changes in millage or assessed value.
After closing
- File owner-occupied or other exemption forms promptly if you are eligible.
- Create an online account with the Horry County Treasurer to view and pay future tax bills and set reminders.
- Review your first bill to confirm the assessed value and millage applied match your records.
Pro tips and common pitfalls
- Do not assume your tax bill will match the seller’s. If the seller had owner-occupied status and you do not, your bill can be higher.
- File owner-occupied or other exemptions on time. Missing a deadline can cost you for the entire tax year.
- Confirm every jurisdiction. Special district millage can materially change your total.
- Expect annual changes. Millage and assessed values can change year to year.
Ready to buy in Conway?
If you want a clear, parcel-specific estimate before you make an offer, I am here to help. I will guide you through verifying assessment treatment, confirming current millage, and planning for closing so there are no surprises. Schedule your Personalized Consultation with Trenette Tucker to move forward with confidence.
FAQs
How do Horry County property taxes work?
- Taxes are based on assessed value (market value × assessment ratio), minus any exemptions, multiplied by the combined millage for all jurisdictions that apply to your parcel.
What changes if I live in the home full-time?
- Owner-occupied homes can receive different assessment treatment and may qualify for exemptions, but you typically must file with the Horry County Assessor for these to apply.
How do I find my combined millage rate in Conway?
- Review recent tax bills and confirm current millage with the county, the City of Conway if applicable, the school district, and any special district shown for the parcel.
Will my first tax bill match the seller’s bill?
- Not always; if the seller had owner-occupied status or different exemptions than you will, your tax bill could change after you take ownership.
Are property taxes prorated at closing in Horry County?
- Typically yes, with the seller paying their portion for the time they owned the home and you paying for the remainder of the year, but confirm the method with your closing team.
What if I disagree with my assessed value?
- You can appeal through the Horry County Assessor’s process; deadlines apply, so contact the assessor promptly to understand the steps and timing.
