Selling in an HOA community around Market Common and not sure when to order the resale packet or what it even includes? You’re not alone. Between estoppel certificates, transfer fees, amenity fobs, and ARC approvals, small delays can ripple into big headaches at closing. This guide breaks down what to expect, typical fees and response times, and a realistic timeline tailored to Market Common and greater Myrtle Beach. Let’s dive in.
What a resale packet includes
A resale packet, sometimes called an estoppel or resale certificate, confirms the home’s standing with the HOA and gives buyers key information about the community. While each HOA is different, you can expect most packets to include:
- Resale/estoppel certificate: Assessment status, fees due, and whether the account is current.
- Governing documents: CC&Rs, Articles of Incorporation, bylaws, and Rules & Regulations.
- ARC guidelines: Architectural policies, application forms, and any recorded approvals for the property.
- Financials: Current budget, recent financial statements, and sometimes a reserve study or summary.
- Insurance summary: Master policy information for the association.
- Meetings and notices: Recent minutes and any special assessment or litigation disclosures.
- Leasing restrictions: Policies on rentals and short-term rentals, if applicable.
- Amenity access policies: Steps to get keys, fobs, decals, and any transfer requirements.
- Transfer or capital contribution notices: Fees and instructions to complete the transfer.
Condo regimes often have more extensive insurance and budget detail. Management companies may bundle or itemize these documents, so the format can vary.
Typical HOA fees to expect
Every community sets its own fees. Plan conservatively and confirm with your HOA or management company early. Common ranges include:
- Resale/estoppel certificate: Typically $100 to $400. Expedited service often costs extra.
- Transfer or processing fees: Often $100 to $500.
- Amenity keys, fobs, or decals: Usually $25 to $150 each. Some require a refundable deposit.
- ARC application fees: $25 to $250+ depending on project complexity.
- Document or admin fees: $10 to $75 for printing or mailing.
- Outstanding assessments or late fees: Amounts vary and must be paid at closing.
- Rush or courier fees: If you need accelerated turnaround.
In amenity-rich or vacation-oriented communities near Market Common, plan for small administrative or deposit charges tied to gates, pool fobs, clubhouse access, or parking permits at closing.
How long it takes
There is no single statewide deadline that applies to every HOA in South Carolina. Timelines depend on each association and its management. Industry norms around Market Common are:
- Resale/estoppel packet: 5 to 15 business days is common. Many firms quote 10 business days.
- Expedited service: 24 to 72 hours or 3 to 5 business days for an extra fee.
- ARC approvals: Typically 2 to 6 weeks from a complete submission. Complex projects can take longer.
- Amenity access setup: Often handled at closing or same day if requirements are met; allow 3 to 10 business days if processing happens after closing.
If your closing is time-sensitive, ask about expedite options when you request the packet.
Timeline: listing to closing
Use this step-by-step map to keep your sale on track. Adjust based on your HOA’s policies and your contract timeline.
Pre-listing
- Contact your HOA or management company to confirm estoppel fees, typical turnaround, and amenity transfer steps.
- Gather ARC approvals for past exterior work and receipts for assessments.
- If needed, line up who will request the packet at listing or contract.
Day 0: After ratified contract
- Request the full resale/estoppel packet immediately.
- If the buyer plans exterior changes, encourage them to submit the ARC application right away.
Days 3 to 15
- Expect the HOA to return the resale packet within this window under normal timelines.
- Review assessment status. If anything is due, arrange payoff instructions for closing.
- Share rules and restrictions so the buyer can confirm they still want to proceed.
2 to 6 weeks before closing
- Finalize any ARC approvals if they are a contingency.
- Confirm all transfer or capital contribution fees with the closing attorney.
- Make sure amenity registration forms are completed and the buyer understands what will be required.
At closing
- Pay outstanding assessments and transfer fees from seller proceeds per the settlement statement.
- Coordinate amenity keys/fobs. Some communities issue them at closing. Others require proof of insurance or post-closing registration.
Post-closing
- Verify the HOA roster shows the buyer as the owner.
- Ensure the buyer understands any proof-of-insurance requirements for amenity access.
Emmens Preserve example
Emmens Preserve is a helpful illustration of how an amenity-rich Market Common community can work. Treat the details below as representative, and always verify with the HOA or management.
- Amenities: Clubhouse, pool, walking trails, neighborhood parks, and possibly a fitness center. These often come with fob/card policies, guest rules, and registration steps.
- Documents: Expect CC&Rs, bylaws, budget and reserve summary, recent minutes, ARC rules, an estoppel/resale certificate, and amenity transfer instructions.
- Representative timeframes and fees: Estoppel often 7 to 10 business days, with a typical cost range of $150 to $300. HOA transfer fees commonly $150 to $350. Amenity transfer or card deposit $25 to $100. ARC review 2 to 4 weeks for standard requests.
Seasonal demand can create slower response times, especially in summer. If you need a quick close, ask about expedite options when you request documents.
ARC approvals
Most HOAs require prior approval for exterior changes, including fencing, driveway extensions, additions, roof color, and major landscaping. Minor items that match approved palettes may move faster.
- Plan for 2 to 6 weeks from complete submission to decision.
- Disclose any unapproved exterior work. Failing to do so can trigger penalties or forced removal.
- If the buyer’s plans are part of the deal, make the ARC timeline clear in your contract strategy.
Amenity access logistics
Access to pools, gyms, gates, and parking decals varies by community. To avoid delays:
- Confirm what is issued at closing vs. after registration.
- Prepare what the HOA requires: proof of ownership (deed or settlement statement), proof of insurance, and payment of transfer or deposit fees.
- Expect 3 to 10 business days for post-closing processing if keys/fobs are not handed out at the settlement table.
- For gated communities, gate remote programming may require separate scheduling.
Pitfalls to avoid
- Slow estoppel turnaround without an expedite option when your timeline is tight.
- Unpaid or new special assessments discovered late in the process.
- Pending litigation that could affect lending or resale.
- Leasing or short-term rental restrictions that do not match the buyer’s plans.
- Unapproved exterior improvements that surface during diligence.
- Incomplete financials or low reserves that hint at future assessments.
- Amenity access delays because insurance, fees, or signatures are missing.
Seller checklist
Use this quick reference to stay ahead of the process.
- Before listing:
- Confirm estoppel fees, turnaround times, and whether expedite is available.
- Gather ARC approvals and current assessment receipts.
- At contract:
- Request the full resale packet and note the promised delivery date.
- Share HOA contacts with the buyer’s closing attorney and lender.
- If buyers plan changes:
- Encourage immediate ARC submission and track status.
- 2 to 3 weeks before closing:
- Confirm payoff instructions and transfer fee details on the settlement statement.
- Verify how and when keys/fobs/decals will be issued and what documentation is required.
- At closing:
- Pay assessments and transfer fees. Confirm owner records will be updated.
- After closing:
- Verify the buyer is on the HOA roster and has amenity access.
Local verification
When in doubt, go straight to the source and document everything.
- HOA or community management company for packets, fees, access, and ARC procedures.
- Your closing attorney or title company for payoff figures and lien clearance.
- Community Associations Institute for best-practice guidance.
- South Carolina Real Estate Commission and South Carolina Association of Realtors for state-level forms and disclosure guidance.
- Horry County Register of Deeds for recorded CC&Rs, amendments, and public records.
- City of Myrtle Beach planning or Market Common management for neighborhood-specific context.
Getting ahead of HOA documents is one of the easiest ways to protect your timeline. Order the resale packet early, confirm fees and turnaround, and keep ARC and amenity steps visible to everyone involved. If you want a smooth, predictable closing around Market Common, we can help you plan each step and avoid surprises.
Ready to list with confidence and keep your closing on schedule? Contact Life in Myrtle Beach and Start Your Life at the Beach.
FAQs
What is included in a Myrtle Beach HOA resale packet?
- Expect an estoppel certificate, CC&Rs, bylaws, Rules & Regulations, ARC guidelines, financials, insurance summary, meeting minutes, leasing rules, and transfer instructions.
How long does an HOA estoppel take near Market Common?
- Typical turnaround is 5 to 15 business days, with expedite options often available in 24 to 72 hours or 3 to 5 business days for a fee.
Who pays HOA transfer and estoppel fees in Horry County sales?
- It depends on the purchase contract and local practice. Many sellers pay the estoppel and transfer fees from proceeds, but you should confirm with your closing attorney.
What if the estoppel shows unpaid assessments or special assessments?
- Those amounts must be resolved at closing. Your attorney will obtain payoff figures so they can be paid from seller proceeds per the settlement statement.
Are short-term rentals allowed in Market Common HOAs?
- Policies vary by community. Review the leasing and short-term rental rules in the resale packet and confirm they match your plans before waiving contingencies.
How long do ARC approvals take for exterior changes?
- Most communities review complete ARC applications within 2 to 6 weeks, though complex projects or seasonal backlogs can extend that timeline.
When will I receive pool fobs, gate remotes, or parking decals?
- Some HOAs issue them at closing once fees are paid and insurance is on file. Others require post-closing registration, which can take 3 to 10 business days.
Is the Emmens Preserve timeline and fee example exact?
- No. It is illustrative of amenity-rich Market Common communities. Always verify specific fees, documents, and timelines directly with the Emmens Preserve HOA or management.
