| Factor | Nashville | Myrtle Beach — 55+ Community Comparison |
|---|---|---|
| State Income Tax | None (TN) | SC low effective rate with senior deductions |
| Property Tax (est. $450K home) | ~$2,475–$2,925 (Wilson Co.) | ~$900–$1,500 (Horry Co., 65+ all exemptions) |
| Property Tax Long-Term | TN Tax Freeze — freezes bill completely | Horry Co. 3-layer stack — very low starting rate |
| CDD Fees | None | None |
| Beach Access | None | Atlantic Ocean — 5–15 min |
| Climate | Four seasons, no hurricanes | Hot humid summers, hurricane risk |
| Healthcare | Vanderbilt UMC — 30–45 min | Grand Strand Medical; Charleston 90 min |
| Entry Price | ~$300K (StoneBridge) | ~$200K (Myrtle Trace) |
| Annual Housing Cost (est. comparable home) | ~$7,000–$11,000 | ~$6,000–$9,000 (lower insurance + lower tax) |
Myrtle Beach wins on property tax at every price point — Horry County's 3-layer exemption stack produces effective rates well below Tennessee's. Myrtle Beach also wins on beach access and lower entry prices. Nashville wins on climate (four seasons, no hurricanes), state income tax advantage over SC (TN zero vs SC modest), and Vanderbilt healthcare proximity. The buyer who chooses Nashville over Myrtle Beach typically wants four-season climate, no hurricane exposure, and Music City cultural access. The buyer who chooses Myrtle Beach wants the lowest annual cost and Atlantic Ocean proximity.
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