20 liens
Recorded HOA liens
In 2025. 2020–2024 averaged 3.4 a year.
Source: Horry Register of Deeds [10]
Condo Check
Public records as of Oct 24, 2026
River Oaks Golf Villas
Carolina Forest area of Myrtle Beach
Serious warning signs.
Get answers from the HOA before you sign.
6 filings
HOA foreclosure filings
In the 24 months to Oct 24, 2026; filings are not sales.
Source: Horry Public Index [9]
9 complaints
State fee/assessment complaints
In the 24 months to Oct 24, 2026. The state’s list runs through 2025. Complaints are not proof.
Source: SC Department of Consumer Affairs [8]
Limited
Mortgage options
Fannie Mae: ineligible as of Oct 20, 2026. FHA: rejected (HUD record dated Jun 9, 2020). Ask your lender which loans are available.
Source: Fannie Mae; HUD [6] [7]
Before you sign, confirm your loan options and ask the HOA about the rise in liens.
The 3 questions to ask first
- Why did recorded HOA liens rise to 20 in 2025?
- Of the 6 HOA foreclosure filings, how many remain open, and what have they cost?
- The HOA recorded new rules on Dec 17, 2025. Can you send a copy and explain what changed?
Our summary, in plain English
Bottom line
The public records show warning signs that need answers. Collection filings increased in 2025. Ask how much remains unpaid and whether this has affected the HOA budget. Getting a regular mortgage here will probably be harder. [1] [2] [6] [7] [8] [9] [10] [12]
Reasons to think twice
- Collection filings increased to 20 liens in 2025. The 2020–2024 average was 3.4 a year. Ask how much remains unpaid and whether this has affected the HOA budget. [10]
- The HOA filed 6 foreclosure cases in the last 24 months. A filing does not mean a home was sold, but collection costs can affect everyone. [9]
- Our court records show no open lawsuits against this HOA, but the lender result flags pending litigation we have not identified. Ask the HOA and lender for the case number and current status. [6] [9]
- Fannie Mae lists the project as ineligible. Regular mortgage options will probably be limited. That could also make it harder to sell to a future buyer who needs a loan. [6]
- The dated FHA record shows rejected status. We could not confirm current FHA approval; ask your lender which loans are available. [7]
- There were 9 state fee or assessment complaints in the last 24 months. The state’s list runs through 2025. A complaint is not proof that a claim is true. [8]
- The golf course next door closed in November 2025. News reports describe plans for about 370 single-family homes on the land. Ask about the construction schedule and whether this unit faces the planned lots. [12]
- Unverified owner allegations describe fires in Buildings 15 and 30, an insurance shortfall, special assessments and higher fees. We could not confirm these claims. Ask for the insurance claims, board minutes and any assessment notices. [2]
In its favor
- The recorded location is in flood zone X, outside the mapped high-risk flood zone. Flooding is still possible. Confirm the flood map and insurance for your unit. [1]
What we'd do before signing
- Ask the three questions on the first page. Request the documents behind each answer.
- Ask your lender which loans are available for this exact unit, and what that may mean when you sell.
- Get the current reserve study, budget and insurance details. Ask how planned repairs will be paid for.
Words used in this report
- HOA
- Homeowners association: the organization that manages shared property and collects dues.
- Lien
- A recorded claim for money owed. HOA liens claim an owner owes the association; tax or contractor liens may claim the association owes money.
- Lien released (satisfaction)
- A recorded notice that a lien has been released.
- HOA foreclosure filing
- A court case seeking to sell an owner’s unit to collect a debt; filing does not mean a sale occurred.
- Special assessment
- An extra charge beyond regular HOA dues.
- Reserves / reserve study
- Reserves are money saved for major repairs; a reserve study estimates future repair costs and funding needs.
- Fannie Mae status
- Whether the project meets the rules for mortgages Fannie Mae buys from lenders.
- FHA status
- Whether the project is approved for mortgages insured by the Federal Housing Administration.
- Condotel
- A condominium run partly like a hotel, often with short stays and rental services.
- Flood zone X
- An area outside the mapped high-risk flood zone; flooding is still possible.
The trend
Counts from the matched records only. Missing years are marked unchecked; current years are partial.
HOA liens recorded per year
Recorded HOA liens rose: 11 in 2024 and 20 in 2025. 9 filed so far in 2026, through Oct 12, 2026 (partial year).
2026* is partial, through Oct 12.
HOA-filed foreclosure cases per year
5 filed so far in 2026, more than any full year since 2023. Partial year through Oct 24, 2026.
2026* is partial, through Oct 24.
The trend — continued
Fee/assessment complaints per year
Fee/assessment complaints rose: 0 in 2024 and 9 in 2025. State complaint data covers 2019–2025 (Mar 25, 2019–Dec 30, 2025).
Getting a mortgage here
Fannie Mae project status
Ineligible
Status date: Oct 20, 2026. [6]
Ask your lender which loans are available.
Lender-reported condition: pending litigation
The underlying case has not been identified; confirm the case and its current status with your lender and the HOA.
What it means: The lender reports an unresolved lawsuit it considers more than minor, involving the HOA or a business behind the project. [6]
For a buyer: Legal costs or unresolved claims may affect financing and HOA finances.
Lender-reported condition: insurance pays actual cash value
What it means: Part of the insurance pays actual cash value: the cost reduced for age and wear, rather than the full cost to replace it. [6]
For a buyer: Owners may face a gap between an insurance payment and rebuilding costs.
Lender-reported condition: condotel or resort project
What it means: The project is classified as a condotel or resort, often involving short-term rentals. [6]
For a buyer: The project classification may limit mortgage options and resale demand.
Fannie Mae’s restrictions can rule out many common mortgages here. Ask your lender which loans are available for this unit. Some lenders offer loans they keep themselves, called portfolio loans.
FHA project status
Rejected
(HUD record from Jun 9, 2020) [7]
Project ID: A011662. Searched Oct 20, 2026. [7]
The dated HUD record describes a golf and tennis resort with short-term rentals and resort packages. HUD rejected FHA approval in that record. [7]
FHA status concerns mortgages insured by the Federal Housing Administration. An old or missing record does not tell us whether the project is approved today.
Confirm current eligibility with your lender.
Questions to ask the HOA
Send this checklist to the HOA manager or ask your listing agent to obtain written answers. Request copies of the documents named below.
- Why did recorded HOA liens rise to 20 in 2025?What percentage of owners are behind on HOA payments?Answer:
- Of the 6 HOA foreclosure filings, how many remain open, and what have they cost?What prompted the filings?Answer:
- The HOA recorded new rules on Dec 17, 2025. Can you send a copy and explain what changed?Answer:
- Can you provide the rental rules and explain the lender’s resort classification?Answer:
- Are any extra charges planned or approved beyond regular HOA dues?Answer:
- Which parts of the insurance pay less because of age and wear? How would the HOA pay any remaining repair costs?Answer:
- Can you provide the current reserve study and reserve balance?Answer:
- Can you provide the last 2 years of budgets and financial statements?Answer:
- Can you provide a summary of the lawsuits, claims, insurance coverage and expected legal costs?Answer:
- What is the current FHA project status, and have the reasons for the dated status been resolved?Answer:
- Can you provide board minutes covering the alleged fires in Buildings 15 and 30 (unverified)?Answer:
- Can you provide any HOA loan documents?Answer:
- What year were the buildings built, and when were roofs, stairs and walkways last replaced?Answer:
Recorded HOA documents
We searched the county's land records on Oct 20, 2026 for documents this association recorded. We found 10 from 1996 to 2025. [11]
These records show that a document was filed, not what it says. Ask the HOA for copies of any you want to read.
Changes to the governing documents
| Date | Type | Recorded title | Book/page |
|---|---|---|---|
| Dec 17, 2025 | Rules and regulations | Rules and regulations | 5025/1384 |
| Jul 28, 2025 | Rules and regulations | Rules & regulations | 4971/998 |
| Feb 21, 2023 | Rules and regulations | Rules and regulations | 4645/3456 |
| Sep 16, 2019 | Rules and regulations | Rules & regulations | 4242/406 |
Other recorded documents
Also recorded: 6 easements (rights of way for utilities or roads). [11]
Details and sources
Report date: Oct 24, 2026
HOA: River Oaks Golf Villas HOA
Management: Tradd Management
Address: 549 White River Dr, Myrtle Beach, SC, 29579
Identification sources: [1] [2] [3] [4] [5]
County land records place 549 White River Dr in Villas I. Resort II units (buildings 45–67) belong to the separate Villas II association.
Score breakdown
How the score is calculated
| Part | What we found | Points off | Max off |
|---|---|---|---|
| A. Lien trend | Liens recorded in 2025: 20; Annual average, 2020–2024: 3.4; Unit count: 387 | 25 | 25 |
| B. Court activity | HOA foreclosure filings in 24 months: 6; Open suits against HOA: 0 | 13 | 15 |
| C. State complaints | Fee/special-assessment complaints in 24 months: 9; Records complaints in 24 months: 7 | 15 | 15 |
| D. Building age | Year built: 1997 | 5 | 10 |
| E. Coastal / storm exposure | Coastal exposure: inland; Flood zone: X | 1 | 10 |
| F. Verified events | Verified events: 0; Alleged events (unverified): 1 | 6 | 15 |
| G. Financing status | FHA status: rejected | 5 | 5 |
| H. Market stress | Fraction of units listed: not yet checked | 2.5* | 5 |
* This score part is not yet checked; it counts as half its maximum points off.
Unknown score parts normally receive half their maximum points off. Financing receives 5 points off when Fannie Mae lists the project as ineligible.
We round the total points off to the nearest whole number, with halves rounded up, then subtract it from 100.
Without the lender status, the score would be 34 (Poor). [1]
The construction year is an unverified 1997 midpoint of listing estimates spanning 1994–2000. A verified 1996 construction year would take 3 more points off for building age. [2] [3] [4]
Fannie Mae’s result took 7 more points off: 4 for pending litigation and 3 for insurance. [1] [6]
Recorded HOA liens
A lien is a recorded claim that an owner owes HOA dues or assessments. [10]
A satisfaction records the release of a lien. It may concern a lien from an earlier year. It does not show how much money the HOA has today. [10]
River Oaks Golf Villas
| Year | Liens filed | Liens satisfied |
|---|---|---|
| 2019 | 3 | 0 |
| 2020 | 2 | 2 |
| 2021 | 1 | 1 |
| 2022 | 1 | 2 |
| 2023 | 2 | 0 |
| 2024 | 11 | 9 |
| 2025 | 20 | 9 |
| 2026 (through Oct 12) | 9 | 19 |
Separate association: River Oaks Golf Villas II
| Year | Liens filed | Liens satisfied |
|---|---|---|
| 2019 | 7 | 0 |
| 2020 | 0 | 1 |
| 2021 | 0 | 2 |
| 2022 | 0 | 5 |
| 2023 | 1 | 0 |
| 2024 | 3 | 1 |
| 2025 | 5 | 6 |
| 2026 (through Oct 12) | 3 | 3 |
Separate HOA, same manager. Read separately. Case 2025CP2605820 belongs to Villas II, not Villas I.
Court records
River Oaks Golf Villas
- HOA foreclosure filings against owners: 8 (2023–2026). 4 still open, 4 dismissed. A filing is not a completed sale.
- Lawsuits against the HOA: 3 (2022–2024). All dismissed.
- Bank foreclosures on units (context, not HOA actions): 6 (2022–2026). 1 still open, 4 dismissed, 1 ended in a judgment and sale listing.
| Case number | Filed | Type | Status |
|---|---|---|---|
| 2026CP2600317 | Jan 19, 2026 | Foreclosure (HOA filed it) | With the Master-in-Equity (foreclosure judge) |
| 2026CP2601129 | Feb 16, 2026 | Foreclosure (HOA filed it) | With the Master-in-Equity (foreclosure judge) |
| 2026CP2604458 | Jun 3, 2026 | Foreclosure (HOA filed it) | With the Master-in-Equity (foreclosure judge) |
| 2026CP2607286 | Sep 13, 2026 | Foreclosure (bank) | Pending |
| 2026CP2608555 | Oct 22, 2026 | Foreclosure (HOA filed it) | Pending |
Closed case numbers, to look up on the Horry County Public Index: 2022CP2603489, 2022CP2604845, 2023CP2605173, 2023CP2607695, 2024CP2603000, 2024CP2604286, 2024CP2604732, 2025CP2604276, 2025CP2606673, 2025CP2607271, 2025CP2607391, 2026CP2601268.
We have not yet checked the dates these cases were closed. A filing is not a finding of wrongdoing. [9]
Separate association: River Oaks Golf Villas II
River Oaks Golf Villas II is a separate association; its cases are not counted above. [9]
- HOA foreclosure filings against owners: 2 (2026). 1 still open, 1 dismissed. A filing is not a completed sale.
- Lawsuits against the HOA: 4 (2025). 1 still open, 2 closed, 1 dismissed.
Open case numbers: 2025CP2605820 (breach of contract, filed Jul 24, 2025); 2026CP2605974 (foreclosure, filed Aug 3, 2026). [9]
State complaints
State complaint data covers 2019–2025 (Mar 25, 2019–Dec 30, 2025). [8]
We found 9 fee or assessment complaints filed with the state (January to March 2025). All were within the 24 months to Oct 24, 2026. The state’s list runs through 2025. [8]
What they were about: repairs (9), special assessments (9). [8]
How the state closed them: 7 closed after the HOA or manager responded, 1 closed with the owner satisfied, 1 undetermined. A complaint is not proof that a claim is true. This state category includes regular fees and special assessments. [8]
Complaint numbers: C25-00366, C25-00381, C25-00406, C25-00497, C25-00523, C25-00599, C25-00650, C25-00679, C25-00996.
Owner allegations (unverified)
Owners allege fires in Buildings 15 and 30, an insurance shortfall, special assessments and higher fees. These claims are unverified. [2]
Unverified owner allegations also concern a possible HOA loan and money missing from reserves. We found no news report of the alleged fires in the sources checked. We have not confirmed these claims. [2]
These owner allegations are unverified. Check them against HOA records.
Events and news
Verified events
No verified events found in the sources checked.
News
Nov 30, 2025: River Oaks Golf Club closed November 30, 2025. Reporting describes plans for about 370 single-family lots. [12]
What this report could not see
Not yet checked: Market stress. [1]
We have not checked the following HOA documents or amounts unless a dated finding appears in the document section:
- Reserve balance and reserve study
- Budgets
- Board meeting minutes
- Extra charges approved by the board but not recorded in public records
- Insurance deductibles: the amount owners must pay before insurance pays
Sources
- [1] Condo Check Score method (public-records review) (Method date: Oct 24, 2026)
- [2] SC Consumer Affairs complaint records and unverified owner allegations (Searched Oct 20, 2026)
- [3] Public listing construction-year estimates (Searched Oct 20, 2026)
- [4] Horry County land records map (parcels and addresses) (Searched Oct 24, 2026)
- [5] Complex address — public listing (Searched Oct 20, 2026)
- [6] Fannie Mae Condo Status Finder (Searched Oct 20, 2026)
- [7] HUD FHA Condominium Lookup (Searched Oct 20, 2026)
- [8] SC Department of Consumer Affairs — HOA reports (Searched Oct 20, 2026)
- [9] Horry County Public Index (Searched Oct 24, 2026)
- [10] Horry County Register of Deeds (Searched Oct 20, 2026)
- [11] Horry County Register of Deeds index, documents recorded by the association (Searched Oct 20, 2026)
- [12] WPDE (Event/report date: Nov 30, 2025)
Disclaimer
The Condo Check Score summarizes warning signs in the public records we checked. It is not a prediction, guarantee, inspection or legal advice. Owner allegations are unverified. Confirm the association for your unit.
Public records alone usually do not show current repair savings, possible extra charges or the amounts owners must pay before insurance pays. HOA documents, when supplied, show only what was recorded on their dates. Request the documents and answers listed above before making a decision.