River Hills in Little River, SC Homes for Sale Buyer's Guide

Q: Are condos available within River Hills?

Yes. Greenside Villas is a small condo complex at the River Hills entrance with screened porches and its own pool. Units run up to three bedrooms, and they come to market only rarely. When a Greenside Villas unit is listed, it typically draws buyers seeking lower-maintenance ownership in a golf-course setting.

by Bonnie Stotelmyer

If you are exploring River Hills in Little River, SC homes for sale, this established golf community offers properties listed from the upper $300,000s to the upper $500,000s alongside a lifestyle built around championship golf, wooded surroundings, and convenient access to the Grand Strand coast. For buyers evaluating golf course neighborhoods along the Highway 17 corridor, this guide covers what makes River Hills distinct, current market conditions, and key items to examine before submitting an offer.

What Is River Hills Golf & Country Club?

River Hills is a planned golf course community along the west side of Highway 17 in Little River, SC, spanning approximately 392 acres of rolling terrain, mature pine forest, and natural wetlands. The centerpiece is an 18-hole course designed by Tom Jackson, which opened in 1989. Since opening, it has earned a nomination from Golf Digest for Best New Course and recognition from Golfweek as one of the Southeast's Top 50. The layout is unusual for coastal South Carolina: noticeable elevation changes, natural and man-made ponds, and towering hardwoods give it a character closer to an inland parkland course than a flat coastal links.

The course has been updated at key intervals. A 2003 renovation made the layout more approachable for players at all skill levels while preserving its visually dramatic character. More recently, the club installed new TifEagle bermudagrass greens in 2022 and overhauled every bunker in 2023, keeping playing conditions in strong shape. The course is open to the public and operates as part of the Founders Group International network, which also offers optional membership programs for frequent players.

Homes surround the fairways and ponds throughout the community, which contains several named subdivisions, including Woodberry near the entrance and The Grove at River Hills for newer construction. A small condo complex called Greenside Villas sits near the entrance and comes available only occasionally. The River Hills Country Clubhouse is a 6,000-square-foot facility with a fitness center, swimming pool, pro shop, and onsite bar and grill, which residents utilize year-round.

What River Hills Homes Look Like

River Hills homes were built primarily from the early 1990s onward, with inventory ranging from well-maintained resale properties on mature lots to newer builds in the Woodberry and Grove at River Hills subdivisions. The prevailing architectural style is custom brick construction, well suited to the wooded, rolling character of the community.

Home sizes run from roughly 1,600 to over 4,000 square feet of heated living space. Typical features on resale homes include hardwood flooring in main living areas, granite countertops and solid cabinetry in kitchens, tray and vaulted ceilings, gas or wood fireplaces, and rear decks or screened porches oriented toward a fairway or pond. Side-entry two-car garages are common, particularly on larger parcels.

Lot sizes vary considerably within the community. Some properties back directly to a tee box or green on a standard-sized homesite, while others, particularly in Woodberry, approach or exceed a half-acre and offer genuine privacy. For buyers who want substantial outdoor space in a golf community close to the South Carolina coast, those larger parcels represent real value compared with what similar acreage costs in oceanfront neighborhoods just a few miles east. To explore the broader local area and view neighboring property styles, review our comprehensive guide to coastal living options and community FAQs in Little River.

Current Market Conditions in River Hills

Active inventory in River Hills is relatively limited. As of late 2026, aggregated MLS listing data for the community showed approximately 13 active and pending listings, with asking prices spanning from the mid-$300,000s to just below $600,000. The majority of homes in the current pool are three- and four-bedroom layouts with between 1,800 and 3,200 square feet of heated living area.

A few key patterns are worth noting for buyers entering this market.

Market Pattern	What Buyers Should Know
Fairway-view premiums are real	Homes with sightlines to a green or fairway consistently carry higher asking prices than comparable homes on wooded interior or pond-view lots, and they typically move faster.
Larger lots draw significant attention	Half-acre and above parcels are uncommon enough in River Hills that they attract buyers from well outside the immediate area, including relocation and second-home buyers seeking space hard to replicate in newer Grand Strand developments.
Days on market vary by price tier	Homes priced in the mid-$300,000s to lower $400,000s have generally moved within 30 to 45 days when priced correctly. Upper-tier listings approaching or exceeding $575,000 have tended to sit longer, reflecting a more selective buyer pool.

For broader context, single-family homes across Little River have sold recently at a wide range of price points, from the low $200,000s for smaller or older properties up to the upper $700,000s for newer and larger homes. River Hills occupies the mid-to-upper portion of that range, making it one of the more premium residential choices in Little River without reaching the price levels of oceanfront or Intracoastal Waterway properties.

Costs and Practical Considerations

Beyond the purchase price, buyers in River Hills face three distinct ongoing cost categories: Horry County property taxes, HOA fees, and coastal insurance. For a home in the mid-$400,000s, primary-residence owners in unincorporated Horry County typically pay well under $2,000 annually in property taxes, while HOA fees and insurance add several thousand more depending on flood zone classification and roof age.

Property Taxes in Horry County

South Carolina's property tax structure is notably favorable for residential buyers, and Horry County falls within that framework. The county applies two assessment ratios to residential properties:

Ownership Type	Assessment Ratio	Notes
Primary Residence	4%	Qualifies for Legal Residence designation
Second Home or Investment Property	6%	No Legal Residence reduction applies

That difference in ratio produces a lower annual tax bill for primary residents, so confirm which classification applies to your planned use before finalizing your budget.

Horry County's assessor's office publishes a property tax estimator on its official website that allows you to calculate an estimated bill using a specific property's assessed value and applicable municipality. Running that estimate beforehand is a practical step, particularly when comparing River Hills against properties in other incorporated Horry County communities where millage rates differ.

HOA Fees and Covenants

River Hills has a Property Owners Association, and monthly HOA fees apply to all homes in the community. The exact amount is disclosed in listing documents and can vary with the annual budget cycle, so confirm the current figure on any specific property under consideration. Architectural review guidelines govern exterior modifications, maintaining a consistent neighborhood identity over time.

Long-term rentals are permitted in River Hills, which matters for buyers considering eventual rental use or investment purposes. Short-term rental rules, if any exist, should be confirmed directly with the POA before closing.

Flood Zone and Insurance

Little River sits adjacent to the Intracoastal Waterway, and flood zone designations vary significantly from one street to the next throughout the town. River Hills, positioned along Highway 17 at a higher relative elevation than waterway-adjacent neighborhoods, is generally less flood-exposed. However, confirming the FEMA flood zone designation for any specific parcel is an essential step. The FEMA Flood Map Service Center allows you to search by address and pull the official flood map for any property. Lenders require a flood determination at closing, making independent map checks beforehand sound practice.

Wind and hail coverage is a separate policy consideration from flood insurance along coastal South Carolina, and premiums have climbed in recent years across the region, particularly for older roofs. On resale homes in River Hills, roof age and condition are among the most critical cost factors to evaluate during due diligence.

Why Buyers Choose River Hills Over Other Little River Golf Communities

River Hills stands out from other Little River golf communities for three reasons: a Tom Jackson course with genuine elevation changes and a mature forest setting, a 6,000-square-foot clubhouse with year-round amenities, and price-per-square-foot metrics that remain competitive compared to oceanfront and Intracoastal Waterway alternatives just a few miles east.

The Tom Jackson course design gives the community a distinct visual identity that flatter, newer developments rarely replicate. The clubhouse with pool, fitness center, pro shop, and bar and grill delivers resort-quality amenities without the pricing of an oceanfront HOA.

For retirees and second-home buyers, single-level floor plans that appear regularly in River Hills inventory align well with long-term livability. For buyers relocating from northern states, the price per square foot, favorable Horry County property taxes, and year-round mild climate together make a compelling case for the Grand Strand over comparable golf markets elsewhere along the Southeast coast.

Proximity to the beach adds further appeal. Cherry Grove Beach in North Myrtle Beach is a short drive east, while Little River's own waterfront, with shrimp docks, independent seafood restaurants, and marina access, provides a quiet coastal character.

What to Look For as a River Hills Buyer

The four things River Hills buyers most often wish they had checked earlier are lot setting, HOA documents, mechanical age, and loan classification.

Understand the lot before touring the interior. A River Hills address covers a wide range of settings, from a compact greenside homesite to a private half-acre with pond views. The setting shapes your daily experience as much as the interior finishes.

Request HOA documents early. The architectural review manual, current financials, and recent meeting minutes give a clear picture of community health and any upcoming special assessments. Request these at the start of your due diligence period.

Factor mechanical age into your offer. Many River Hills homes were built in the 1990s and early 2000s. A roof replaced within the past five years and heat pumps within the past seven to ten years are meaningful positives for insurance eligibility and long-term cost prevention.

Set your loan structure early. Primary-residence, second-home, and investment-property financing carry different rate structures and down-payment requirements. Confirming your loan type early keeps your budget accurate from the first showing. You can test various financial planning scenarios using our online home purchase affordability tools and monthly payment calculation guides.

Frequently Asked Questions About River Hills Homes in Little River, SC

Is River Hills a gated community?

River Hills is not a gated community. Access along Highway 17 is open, and the golf course itself is open to the public. The community has a Property Owners Association with architectural guidelines and deed restrictions that maintain neighborhood standards, but there is no staffed gate or controlled entry.

Is River Hills suited to year-round living or primarily to second-home buyers?

River Hills accommodates both. A portion of residents are full-time primary homeowners who value the amenities and Little River's coastal lifestyle, while others use their homes seasonally. Long-term rentals are permitted, providing flexibility for investors. The golf course and clubhouse remain active year-round, supporting a consistent community presence even during winter months.

What is the property tax difference between a primary residence and a second home in Horry County?

South Carolina applies a 4% assessment ratio to owner-occupied primary residences and a 6% ratio to second homes, vacation properties, and investment properties. In Horry County, that gap translates to a noticeably lower annual tax bill for primary residents. The Horry County tax estimator at horrycountysc.gov allows you to calculate a specific estimate for any property prior to closing.

Can I use a River Hills home as a short-term vacation rental?

Long-term rentals are permitted in River Hills. Short-term rental policy is governed by the River Hills Property Owners Association, and buyers interested in that use should request current covenants and specific rules prior to closing. Short-term rental restrictions have evolved in many Horry County communities in recent years, making direct confirmation with the POA the most reliable approach.

Are condos available within River Hills?

Yes. Greenside Villas is a small condo complex near the River Hills entrance with screened porches and a community pool. Units run up to three bedrooms and come to market rarely. When listed, they typically draw buyers seeking lower-maintenance ownership in a golf course setting.