Ocean Club, Wild Dunes

Ocean Club is a 102-unit oceanfront condominium at the northeastern tip of Wild Dunes Resort on Isle of Palms. Built in 1986 across two five-story buildings on eight private gated acres, it offers the largest standard units in Wild Dunes -- predominantly 3BR/3.5BA layouts ranging from 1,965 to 2,257 square feet. Units trade in the ~$1.6M-$2.35M range, with an active short-term rental market and a major exterior renovation funded by a ~$250,000 per-unit special assessment currently underway.

• Location: Wild Dunes Resort, northeastern tip of Isle of Palms
• Address: 9510 Palmetto Dr, Isle of Palms, SC 29451
• Total units: 102 (two buildings, five stories each)
• Unit types: Predominantly 3BR/3.5BA; some 4BR units and two-story penthouses
• Size range: 1,965-2,257 sqft (standard); penthouses may be larger
• Price range: ~$1.6M-$2.35M (whole ownership)
• Year built: 1986 (extensively rebuilt after Hurricane Hugo, 1989)
• Regime fee: ~$950/month (2026)
• WDCA master assessment: $983/year (2026)
• Transfer fees: 2% total at closing (1% to Ocean Club + 1% to WDCA)
• Flood zone: AE (BFE 10 ft NAVD88); VE transition ~75m east
• Parking: Covered ground-level under buildings, 2 spots per unit plus storage
• Pool: Zero-entry saltwater pool (seasonal, unheated)
• STR eligible: Yes -- active rental market with multiple management companies
• Gated: Yes -- private Ocean Club gate within Wild Dunes three-gate security
• Elevators: Two per building
• Management company: Poston & Co

Ocean Club trades in the ~$1.6M-$2.35M range for whole-ownership units. Pricing is driven by building position, floor level, renovation status, and interior finish quality. A fractional (8-week share) interest traded at $376,000 in August 2025 -- this is not a whole-unit sale and should not be compared to full-ownership pricing.

The $376,000 transaction for Unit 4403 (August 2025) was an 8-week fractional share, not a distressed whole-unit sale. At $176/sqft, it is not comparable to the ~$700-$1,041/sqft range of full-ownership sales.

The building-wide average of ~316 DOM includes fractional listings and units that sat during peak renovation disruption. Individual whole-unit sales paint a clearer picture: Unit 1401 sold in 9 days. Unit 1406 sold in 36 days. Unit 4209 took 130 days and Unit 4405 took 156 days -- the latter with a ~$250K assessment payoff disclosed at closing. Expect DOM to normalize as renovation progresses and buyer confidence recovers.

Ocean Club units are the largest standard layouts in Wild Dunes. Every unit has direct ocean views, and the dominant configuration gives each bedroom its own en-suite bathroom and private balcony access.

This is the dominant configuration. Walk-in closets in all bedrooms. Open living and dining area. Wood-burning fireplace. In-unit washer/dryer. Thermal windows and insulated doors. Interior finishes vary widely by owner -- some units retain original materials, while others have been updated with wide plank engineered hardwood, honed marble countertops, and cypress ceilings.

At least one 4BR/4BA unit exists and is confirmed via rental listings. Two oceanfront balconies, sleeps 10. Expect a significant premium over standard 3BR layouts.

Ocean Club's two buildings sit on eight acres with mature live oaks. Not all units are equal:

• Building 4 is described as "most protected" -- likely more sheltered from direct ocean exposure
• Higher floors (4th-5th): Clear the canopy for wider sightlines and stronger rental appeal
• End units: ~2,257 sqft vs. ~1,965 sqft for standard units, with more natural light
• Oceanfront vs. pool-side: Every unit has an ocean view, but position relative to the pool and landscaping affects the immediate outlook

Ocean Club has the highest total monthly carrying cost of any standard condo in Wild Dunes when you factor in the regime fee, WDCA assessment, and the dual transfer fee structure. Understanding this cost stack matters before making an offer.

The building-level regime fee is ~$950/month, managed by Poston & Co. Fees may vary by unit size.

What the regime fee covers: Master insurance (property, wind, flood RCBAP), building maintenance, elevator maintenance (two per building), private pool and hot tub, landscaping, security cameras, covered parking and storage, common utilities (water, sewer, trash), and reserve fund contributions. An estimated 30-50% of the fee goes toward the master insurance policy -- a reflection of insuring five-story oceanfront buildings on a barrier island.

What owners pay separately: Electricity, interior maintenance, HO-6 (walls-in) insurance, and special assessments.

• 2026 annual assessment: $983 per dwelling
• Short-term rental access fee: $100/year (if the unit is rented)
• Assessment trend: Held at $824 from 2018 through 2022, then increased incrementally to $983 by 2026

The WDCA assessment covers community-wide infrastructure: private roads, bike paths, lagoons, security gates and staffing, the Property Owners Beach House, and administrative operations.

Buyers pay two transfer fees at closing:

• 1% to WDCA (the Real Estate Transfer Fee -- half goes to the Beach Maintenance Fund, half to reserves)
• 1% to Ocean Club HOA (a building-level transfer fee)

On a $1.75M purchase, that is $35,000 in transfer fees alone. Most Wild Dunes buildings charge only the 1% WDCA RETF. Shipwatch and Mariners Walk add 0.5% at the regime level. Ocean Club's 1% regime-level fee is the highest documented building-specific transfer fee in Wild Dunes.

Club membership is not included with ownership. The Club is a separate private entity operated by the resort ownership (a joint venture between Lowe and Dart Interests, managed by Destination by Hyatt). Without a membership, owners can still access restaurants, the spa, marina, and golf courses at public rates.

Property taxes are the largest variable. South Carolina assesses non-owner-occupied properties at 6% of fair market value with full millage (236.2 mills in IOP, 2025). Owner-occupied primary residences qualify for 4% assessment with a school operating tax exemption -- producing a delta of ~$10,400 per $1,000,000 of appraised value. Renting your primary residence for more than 72 days per year risks losing the 4% classification.

The single most important financial fact about Ocean Club right now is the multi-building exterior renovation and its ~$250,000 per-unit special assessment. This project defines the near-term ownership experience and directly affects pricing, financing, and rental income.

The renovation scope includes:

• Complete exterior envelope replacement (exterior walls, waterproofing membrane)
• Impact-resistant windows and sliding glass doors
• Rebuilt balconies and railings
• Breezeway and lighting upgrades
• New exterior finishes

This is a comprehensive building-envelope transformation. Metal roofs were replaced separately prior to this project. Hill Construction is the lead contractor.

The renovation is funded by a ~$250,000 per-unit special assessment covering all building sections. The assessment can be settled as a payoff at closing. On a $1.75M purchase, this represents ~14% beyond the sale price -- the single most impactful line item in any Ocean Club transaction today. Request the resale package for the exact balance owed, payment structure, and whether the association financed the assessment through a loan.

Construction hours are weekday only (Monday-Friday, 8:30 AM - 5:00 PM). The phased approach means not all buildings are disrupted simultaneously, but noise and equipment affect the entire property during active phases.

If the assessment is paid in full: You are buying into a recently renovated (or soon-to-be-renovated) building with a new exterior envelope, impact windows, and rebuilt balconies. The major exterior capital cycle resets for 30+ years. This is the strongest case for long-term value.

If the assessment is outstanding: The remaining balance must be resolved at closing. Confirm the exact amount owed, the payment structure, and whether the association financed the assessment through a loan (which could affect monthly regime fees going forward).

For financing: The renovation triggers heightened lender scrutiny. Fannie Mae treats special assessments tied to critical repairs as a potential ineligibility trigger until remediation is documented. Building sections where work is complete and engineer-certified may clear conventional underwriting more easily than sections still under construction.

Short-term rentals are permitted and well-established at Ocean Club. The building's large 3BR/3.5BA units, covered parking, and oceanfront position generate strong nightly rates -- but the high carrying costs require careful underwriting.

City of Isle of Palms: Requires a rental business license ($450 base fee on the first $2,000 of gross income, then $4.60 per additional $1,000). Maximum overnight occupancy is 2 persons per bedroom plus 2, capped at 12. A 24/7 local contact who can reach the property within one hour is mandatory. The City can revoke licenses after 5+ founded complaints per calendar year. A 2023 referendum to cap short-term rental permits was reportedly voted down -- Isle of Palms remains one of the most STR-friendly beach towns in the Charleston area.

Wild Dunes Community Association: STRs (30 days or less) are allowed with a $100 annual rental access fee. No pets for short-term rental guests -- this is a blanket community-wide prohibition. Owners are financially liable for guest violations ($100 first offense, $250 repeat). Rental guest gate passes must be arranged through the property management company. Electric bicycles are prohibited for short-term renters.

Ocean Club HOA: Building-specific rules include no towels or gear on balconies (actively penalized), guest parking limited to 2 vehicles (garage reserved for owners), smoke-free property ($500 penalty), and quiet hours from 10 PM to 8 AM. No pets for renters with fines of $400-$1,000 for violations.

The wide summer range ($460-$1,702/night) reflects a genuine spectrum: a lower-floor unit through a local manager at the low end versus a recently renovated oceanfront unit through a national operator at the high end. The realistic midpoint for a well-managed 3BR is ~$800-$1,000/night during peak weeks.

A well-managed Ocean Club 3BR grossing ~$100,000-$135,000 per year is realistic, based on observed nightly rates and seasonal occupancy patterns consistent with the Isle of Palms market (~60-65% annual occupancy for quality oceanfront units).

A 2019 disclosure for an Ocean Club unit showed gross rental income of ~$92,000 with some owner use -- adjusted for rate increases since then, the $100K-$135K range for a competitively positioned unit is reasonable.

At least 12 of Ocean Club's 102 units are confirmed active short-term rentals, listed across six or more independent management companies. No single operator dominates -- owners choose their own company, pricing strategy, and availability calendar.

Management commissions typically run 15-25% of gross rental income. The resort-affiliated program is competitively priced and bundles full resort amenity access for rental guests -- including resort pools, fitness center, Pavilion, and resort transportation. The tradeoff is a minimum availability commitment. Independent managers offer more scheduling flexibility and platform control but cannot provide resort amenity access; their guests are limited to Ocean Club's private pool unless the owner purchases an annual Sportscard (~$2,000+/year, with daily facility fees and time-of-day restrictions still applying).

The amenity access gap is the key variable. "Full resort access" is a marketable differentiator that can lift nightly rates and occupancy. The management company choice is one of the largest controllable variables in your net return.

After management fees (~15-20% assumed), regime fees (~$11,400), WDCA assessment ($983 + $100 STR fee), property taxes (~$24,800 at non-owner-occupied rates on $1.75M), STR license, insurance, utilities, and maintenance -- a 3BR grossing $120,000 nets roughly ~$50,000-$60,000 before debt service.

That is a roughly 3-3.5% unlevered return on a ~$1.75M investment. Competitive compared to many Wild Dunes buildings, but driven by the large unit size and high nightly rates. The math shifts meaningfully with management company choice.

For units in building sections under active renovation, expect meaningful income loss:

• Light disruption (noise only): ~10% reduction in shoulder/winter occupancy and rates
• Moderate disruption (partial closure, 90 days): ~$18,000-$20,000 gross revenue loss
• Severe disruption (120+ day closure): ~$35,000+ gross revenue loss

Building 1 units lost rental income during 2025 and into early 2026. As renovation phases through the remaining sections, affected units should be underwritten as non-normalized years.

Zone AE means the building sits within the 1% annual chance floodplain with determined base flood elevations. Flood insurance is mandatory for any federally backed mortgage.

The AE designation at the building footprint is notable for a direct-oceanfront property. Most barrier island oceanfront is mapped VE (velocity zone with breaking wave action). At Ocean Club, the VE zone begins ~75 meters east -- toward the beach, not at the building. This likely reflects the building's elevation above the ground-floor parking level, which places living spaces well above the 10-foot BFE.

AE avoids the VE construction requirements (pile foundations, breakaway walls, engineer-stamped plans for any renovation). This matters both for insurance costs and for the substantial-improvement threshold when units are renovated.

Master policy (included in regime fee): The association carries master property insurance covering building structure and common elements, including a flood RCBAP (Residential Condominium Building Association Policy) and wind/hail coverage. An estimated 30-50% of the monthly regime fee goes to master insurance.

HO-6 (unit owner walls-in policy): Required. Covers interior improvements, personal property, liability, and loss of use. Budget $1,200-$2,500/year.

Loss assessment coverage: Strongly recommended at $25,000-$50,000. Named-storm deductibles on coastal master policies commonly run 2-5% of insured value. Wind/hail deductibles can range from 1% to 10%. On a high-value building, this creates five- or six-figure exposure spread across owners. This is the insurance trap that catches new coastal condo buyers off guard -- the master policy covers the building, but the deductible is your problem.

The CRS discount: Isle of Palms participates in FEMA's Community Rating System, providing a 25% discount on NFIP flood insurance premiums.

Ocean Club's living spaces start above the ground-floor covered parking garage, well above the 10-foot BFE. This elevation can reduce flood insurance premiums under Risk Rating 2.0, which prices policies using property-specific first-floor height rather than zone alone. Ask whether an Elevation Certificate exists for the building -- it can document the first-floor height advantage, which may reduce the association's RCBAP premium and, by extension, the insurance share of the regime fee.

• Zero-entry saltwater pool with in-pool fountain, surrounded by live oaks
• Hot tub among live oaks with ocean views
• Gas grills and picnic areas at pool with night lighting
• Private boardwalks to beach (steps to sand)
• Covered ground-level parking beneath buildings, 2 spots per unit
• Private storage in parking area
• Two elevators per building
• Security cameras throughout property
• Eight acres of private grounds with mature live oaks

• Private roads and bike paths throughout the ~1,600-acre community
• Lagoons (fishing permitted; swimming prohibited -- alligators are present)
• Property Owners Beach House (owners and their guests only -- not available to rental guests)
• Gated security with 24/7 staffing at three entry points
• Trail system

The Wild Dunes Club is a separate private entity. Property ownership does not include access to:

• Resort pools (Sweetgrass, Grand Pavilion, Boardwalk, Swim Center)
• Resort-level fitness center
• Tennis (12 Har-Tru courts) and pickleball (5 courts) programs

Memberships are non-equity, non-refundable, and non-transferable -- they cannot be conveyed with the property at sale.

For rental owners: A Sportscard (annual fee) allows rental guests to access the Swim Center pool, Tennis Center, and Fitness Center at daily rates. Without a Sportscard, rental guests only have access to Ocean Club's private pool. The resort-affiliated management program bundles resort amenity access for guests automatically.

Ocean Club sits at the northeastern tip of Wild Dunes -- close to the Links Golf Course (less than 0.25 miles) but ~1 mile from the Grand Pavilion restaurant and amenity cluster. Most owners and guests use golf carts to reach resort dining and the marina. Two Tom Fazio-designed courses (Links and Harbor), a marina, spa, and miles of walking and biking trails are accessible within the community.

Ocean Club is behind two layers of gating: the Wild Dunes main gate and Ocean Club's own private security gate. Access requires a gate decal (owners) or a guest pass coordinated through a property management company. The Wild Dunes main gate cannot issue day passes to guests of rental guests -- all guest credentialing must be handled in advance through the management company.

Ocean Club sits at the northeastern tip of Isle of Palms -- the section most affected by the Dewees Inlet shoal-bypass system. Beach erosion here is cyclical, volatile, and requires active human intervention. This is not a flaw; it is the geological reality of the northeastern end of a barrier island near an inlet.

Isle of Palms is a "drumstick" barrier island. The northeastern end is strongly influenced by sand dynamics at Dewees Inlet. Every 6-8 years, offshore shoals migrate and attach to the shoreline. During the attachment cycle, erosion can be severe at the ends of Wild Dunes while sand accumulates in central sections. A March 2026 monitoring memo confirms this: a current shoal-attachment event is bringing sand to central Wild Dunes while Ocean Club's frontage remains in the erosional phase, with a combined volume deficit of ~180,000 cubic yards fronting Port O'Call, Seascape, and Ocean Club.

The 2026 project is the largest in the island's history. Award expected at the April 28, 2026 City Council meeting. Construction duration: 3-4 months. The project addresses all three reaches of the island, with 600,000-900,000 cubic yards allocated to the Wild Dunes northeastern section.

Under the published cost-share model (55% Wild Dunes / 45% City), a reasonable range for the per-dwelling WDCA assessment:

This is a WDCA community-wide assessment -- separate from Ocean Club's ~$250K building renovation assessment. Historical precedent: WDCA assessed $1,500/dwelling in 2008 and an estimated $2,300-$2,400/dwelling for the 2017-2018 project.

In 2013-2014, the Ocean Club HOA built an unpermitted wooden seawall on the beach. DHEC ordered removal and assessed a penalty of up to $750,000. After review, the board suspended $639,000, leaving $110,000 payable. The appeal was dismissed in May 2015. South Carolina's Beachfront Management Act prohibits hard structures -- the only approved protection is sand nourishment and dune management.

This incident is historically resolved, but buyers should confirm through the title search and resale package that no outstanding liens or obligations remain.

Hurricane Hugo made landfall on Isle of Palms in September 1989 as a Category 4 storm with 140 mph sustained winds and storm surge up to 15 feet above mean sea level. Ocean Club was three years old.

The buildings survived structurally -- the concrete pilings held against the storm surge -- but damage was severe. Ground-level parking was entirely inundated, breakaway walls blown out. Upper floors lost roof sections, stucco cladding, and windows. Interiors required gutting to the studs and the complex was reportedly uninhabitable for ~1-2 years during reconstruction.

The post-Hugo reconstruction improved storm resistance with modern moisture barriers, hurricane-strapped roof trusses, and a new stucco system. Many individual owners have since upgraded to impact-resistant glass -- and the current renovation is now installing impact-resistant windows building-wide.

Hurricanes Matthew (2016), Irma (2017), and Dorian (2019) primarily threatened Ocean Club through beach erosion rather than structural wind damage. The 2017-2018 renourishment restored the beach after Irma, and the 2026 mega-project will address current deficits.

Financing an Ocean Club unit requires a lender experienced with coastal resort condos. The building has multiple characteristics that trigger elevated scrutiny.

Ocean Club is not on HUD's FHA-approved condominium list or VA's accepted list. Zero Isle of Palms condos are FHA approved, and only Yacht Harbor Villas is VA accepted. The barriers for Ocean Club are structural:

• Active renovation with ~$250K assessment -- triggers Fannie Mae's critical repairs screening
• Fractional ownership interests -- 8-week shares trade in the building, creating timeshare-classification concerns
• High STR concentration -- active short-term rental market with resort-style marketing
• Dual transfer fee structure -- the 2% percentage-of-sale transfer fee requires FHFA transfer-fee covenant compliance validation
• Resort location -- Wild Dunes' resort identity creates "primarily transient" characterization risk

FHA Single-Unit Approval exists as a pathway, but the barriers above make approval unlikely for this specific project.

The ongoing renovation creates the highest warrantability risk. Fannie Mae treats buildings with active critical repairs and incomplete remediation as potentially ineligible. As building sections complete renovation and obtain engineer documentation, warrantability should improve.

Additional lender screens:

• Reserve fund adequacy -- South Carolina does not require reserve studies. Request the most recent study from the resale package. Fannie Mae requires documentation of reserve adequacy.
• Insurance compliance -- wind/hail deductible structure, replacement-cost adequacy, and fidelity coverage on the master policy
• Owner-occupancy ratio -- confirm with the regime manager
• Litigation history -- the DHEC seawall enforcement matter (resolved 2015) and any subsequent proceedings should appear in the condo questionnaire

Most Ocean Club buyers use conventional financing, jumbo loans, or cash. The renovation program means some lenders will treat the project as non-warrantable during construction. Work with a lender experienced in coastal resort condos -- expect them to require a full condo questionnaire, current HOA financials, proof of renovation status by building section, and master insurance documentation.

Ocean Club attracts three primary buyer profiles:

1. Vacation home buyers who want the largest standard units in Wild Dunes with covered parking, elevator access, and a private gated compound -- drawn by the eight-acre live oak grounds and proximity to the Links Golf Course.
2. Investment-focused buyers seeking rental income from premium 3BR oceanfront units that command ~$800-$1,000+/night in peak season, accepting the higher carrying costs as the price of a post-renovation asset.
3. Value buyers willing to ride the renovation -- purchasing during construction at potentially favorable prices with the expectation that completed buildings will trade higher and carry longer.

• You want the most space in Wild Dunes. Ocean Club's 1,965-2,257 sqft standard units are substantially larger than Seascape (~1,252-1,801 sqft), Shipwatch (~1,084-1,616 sqft), or Port O'Call (~800 sqft). Every bedroom has its own bathroom and balcony. Covered parking is standard.
• You value the post-renovation reset. The ~$250K/unit exterior renovation resets the building envelope for 30+ years -- new impact windows, rebuilt balconies, new waterproofing. Buyers who close after renovation completes on their building section inherit a substantially improved asset.
• You want privacy within the privacy. Ocean Club is gated within gated -- its own security gate sits inside Wild Dunes' three-gate system. Eight acres, live oaks, and a private pool compound create a distinct sense of separation from the broader resort.

• You need the renovation to be behind you. Buildings 2 and 3 have not yet started construction as of March 2026. That means months of weekday construction noise, equipment, and potential rental disruption. If that's a dealbreaker, consider Seascape (restoration complete), Summerhouse (restoration complete), or Beach Club Villas.
• STR net income is your primary motivation and you want the lowest carrying costs. After regime fees, the WDCA layer, property taxes at the 6% rate, and management commissions, Ocean Club's net yield is compressed by the high carrying cost. Port O'Call's lower purchase price and lower regime produce a stronger yield-to-cost ratio for pure investors.
• You need FHA or VA financing. Ocean Club is not approved for either program, and the current renovation, fractional interests, and resort profile make approval unlikely through any pathway.

The ~$250,000 building renovation assessment is the headline number, but it's not the full picture. Owners are also subject to recurring WDCA beach renourishment assessments ($2,000-$7,000 per dwelling in the upcoming cycle), on top of the annual regime fee (~$11,400), the WDCA assessment ($983), and the potential for future building-level capital needs. No other Wild Dunes building carries this combination of a recent ~$250K/unit levy plus the community-wide beach assessment. Buyers who model only the regime fee miss the largest ownership costs.

The comparison takeaway: Ocean Club commands a premium for the largest standard units, covered parking, and the double-gated compound. But the ~$250K renovation assessment is the defining variable right now. Summerhouse and Seascape have already completed similar exterior work -- their renovation risk is behind them. Shipwatch's lower published regime hides a separate insurance bill. Beach Club Villas is the only Wild Dunes oceanfront with attached private garages and a regime fee under $600/month, but the townhome format is fundamentally different from Ocean Club's mid-rise layout. Port O'Call is the yield play -- lower entry, lower fees, but 1BR-only and a fraction of the space.

What are the HOA fees at Ocean Club?

Owners pay two layers: a monthly Ocean Club regime fee of ~$950 (2026) plus the $983 annual WDCA master assessment. The regime fee covers master insurance, building maintenance, elevators, pool, landscaping, parking, common utilities, and reserve contributions. At closing, buyers also pay a 1% transfer fee to Ocean Club and a 1% WDCA real estate transfer fee -- 2% total transfer fees.

Can you rent Ocean Club on Airbnb or VRBO?

Yes -- short-term rentals are permitted and active. At least 12 units are listed across 6+ management companies. Isle of Palms requires a rental business license. Wild Dunes community rules apply: no pets for STR guests, $100 annual rental access fee, and owner liability for guest violations.

What flood zone is Ocean Club in?

FEMA Zone AE with a Base Flood Elevation of 10 feet (NAVD88). Flood insurance is mandatory for federally backed mortgages. The VE zone (velocity wave action, BFE 11 ft) begins ~75 meters east toward the ocean. Isle of Palms participates in FEMA's Community Rating System, providing a 25% discount on NFIP flood insurance premiums.

What is the average price per square foot at Ocean Club?

Recent whole-unit sales range from ~$700/sqft to ~$1,040/sqft. The wide spread reflects unit size, floor level, renovation quality, and building position. Excluding the fractional-share outlier, the building average is ~$750/sqft.

Is Ocean Club FHA or VA approved?

Ocean Club is not on HUD's FHA-approved condominium list or VA's accepted list. The resort profile -- active STR market, fractional ownership interests, dual transfer fee structure, and the ongoing renovation program -- creates warrantability hurdles for government-backed financing. FHA Single-Unit Approval exists as a pathway but is unlikely to succeed given these barriers. Most buyers use conventional, jumbo, or portfolio loans.

What is Ocean Club like in the off-season?

November through February is quiet. Rental occupancy drops to 20-35%, nightly rates fall to $207-$304, and the pool is seasonal. Wild Dunes remains gated and staffed year-round. Restaurants, the marina, and the Property Owners Beach House stay open. Snowbird monthly rentals at ~$5,000-$7,000/month are common. Off-season is when the live oak-shaded grounds and uncrowded beach access are at their best.