Seascape Villas, Wild Dunes

Seascape Villas is a 50-unit oceanfront condominium at 9002 Palmetto Drive inside Wild Dunes Resort on Isle of Palms. Built in 1985, rebuilt after Hurricane Hugo, and recently restored with a new metal roof and stucco exterior, the building offers two- and three-bedroom units with direct ocean views from every balcony. Units trade between ~$1.1M and $2.5M, and the active short-term rental market can generate $75,000-$100,000 in annual gross revenue.

• Location: Wild Dunes Resort, northeastern end of Isle of Palms
• Address: 9002 Palmetto Dr, Isle of Palms, SC 29451
• Total units: 50 (single building, 5 stories)
• Unit types: 2BR/2BA and 3BR/3BA (penthouses on 5th floor)
• Size range: 1,252 - 1,801 sqft
• Price range: ~$1.1M - $2.5M (whole ownership)
• Year built: 1985 (post-Hugo reconstruction 1989-1990)
• Construction: Concrete and stucco mid-rise with hip roof
• Regime fee: ~$1,189/month for 2BR (2026)
• WDCA master assessment: $983/year (2026)
• Flood zone: AE (BFE 10 ft NAVD88); VE transition at ocean-facing edge
• Parking: Surface lot, 2 spots per unit
• Pool: Unheated community pool (mid-April through October)
• STR eligible: Yes -- active rental market with 7+ management companies
• Gated: Yes -- Wild Dunes three-gate security system
• Elevators: 2 (recently modernized)

Seascape trades in the ~$1.1M-$2.5M range for whole-ownership units. Pricing is driven by bedroom count, floor level, renovation quality, and view position. A small number of fractional (1/13th) interests also trade in the building -- these appear at $110,000-$135,000 and should not be confused with full-ownership pricing.

Values have roughly doubled since 2019-2020, when 2BR units traded in the $630,000-$675,000 range. That rapid appreciation has stalled over the past 12-18 months -- buyers are pushing back at $1.3M+ for unrenovated 2BR units.

Active whole-unit listings are averaging ~330-375 days on market. That is significantly longer than the broader Isle of Palms market (~85-140 days), but consistent with other Wild Dunes oceanfront condos -- Ocean Club averaged ~314 days over the same period. Extended DOM at Seascape was driven in part by the two-year exterior restoration project, which created construction noise, obstructed views, and buyer uncertainty about assessments. Expect DOM to normalize now that the restoration is complete.

Seascape is a single five-story building with units numbered by floor -- 1xx for the first floor through 5xx for the fifth-floor penthouses. All units face the ocean with private balconies.

The most common configuration. Open living and dining area with an ocean-facing balcony. Primary bedroom with en-suite bathroom and balcony access. Second bedroom with twin or queen configurations. In-unit washer/dryer. These units drive the resale and rental markets.

Found across multiple floors. King primary suite with en-suite and private balcony. Two additional bedrooms with varied sleeping configurations (queens, twins, queen sleeper sofas). The extra ~300-500 sqft and third bedroom command a meaningful premium in both sales and nightly rental rates.

Top-floor units with the widest ocean views and the highest per-square-foot pricing. Some penthouses include loft bedrooms accessible via spiral staircase, walk-in closets, and double vanities in the primary bath. The $2,495,000 penthouse sale in late 2025 at ~$1,490/sqft set the building's high-water mark.

Every unit faces the ocean, so there are no purely interior-facing units. The meaningful distinctions:

• Higher floors (3rd-5th): Clear the treeline for wider sightlines. Penthouses command the highest premiums.
• Lower floors: More accessible (especially first floor), but views may be partially screened by vegetation. First-floor units benefit from easier pool access.
• Pool proximity: Units directly above the pool area offer a dual amenity view that photographs well for rental listings.

Seascape ownership involves a multi-layer fee structure. Understanding the full cost stack before making an offer is not optional -- regime fees here are among the highest in Wild Dunes.

The building-level regime fee for a 2BR unit is ~$1,189 per month as of 2026. Larger units pay proportionally more -- 3BR regime fees run roughly ~$1,250-$1,350+/month based on square footage.

What the regime fee covers: Master insurance (property, wind, flood RCBAP), water, sewer, cable TV, exterior building maintenance, elevator maintenance, pool operations, common-area landscaping, and reserve fund contributions. The regime fee is among the highest in Wild Dunes because Seascape is a 50-unit building -- fixed costs for two elevators, an oceanfront pool, and a coastal master insurance policy are divided among fewer owners than at Shipwatch (100+ units) or the Village (~150+ units).

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

Regime management: Ravenel Associates.

1. Small unit count. 50 units sharing two-elevator, five-story, oceanfront infrastructure. Shipwatch spreads similar costs across 100+ units.
2. Coastal insurance. The master policy for a direct-oceanfront, five-story building is substantially more expensive than interior or townhouse communities.
3. Building age. A 40-year-old coastal building requires more preventative maintenance -- waterproofing and salt-exposure management are constant.
4. Erosion exposure. Seascape sits at the northern end of Wild Dunes in the Dewees Inlet erosional arc, with higher-than-average dune repair and infrastructure costs.
5. Inclusive utilities. The fee covers water, sewer, and cable -- items that many newer developments bill separately.

• 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 5% to $865 in 2023, rising incrementally to $983 in 2026

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

Buyers pay a 1% WDCA real estate transfer fee at closing. Half is allocated to the Beach Maintenance Fund and half to Repair/Replacement and Disaster Recovery. On a $1.35M purchase, that is $13,500.

Seascape's HOA charges a separate $250 processing fee at closing. Combined with the 1% WDCA transfer fee, a $1.35M purchase incurs $13,500 + $250 in transfer-related closing costs.

Property taxes are the largest wildcard. South Carolina assesses owner-occupied primary residences at 4% of fair market value with a school operating tax exemption, while non-owner-occupied properties (second homes, rentals, LLCs) are assessed at 6% with full millage. At the 2025 Isle of Palms combined millage of 236.2 mills, that produces a delta of ~$10,400 per $1,000,000 of appraised value.

Seascape completed a major two-year exterior restoration (~2023-2025) that included new stucco, a metal roofing system, elevator modernization, paver walkways, and upgraded landscaping. The project was funded at least partially through a special assessment. As of March 2026, at least one active listing shows "Special Assessment: No" -- suggesting the restoration-related assessment has been completed or is no longer active for that unit. Verify the per-unit assessment amount and remaining balance in the resale package.

At the WDCA community level, beach renourishment projects have historically triggered supplemental assessments: $1,500 per dwelling in 2008 and an estimated $2,300-$2,400 per dwelling in 2017-2018. A new renourishment project is planned for 2026-2027, which could produce another WDCA assessment in the $2,000-$7,000 range per dwelling depending on grant funding and cost-share outcomes.

South Carolina does not legally require condominium associations to conduct reserve studies or maintain minimum reserve fund balances. Reserve study availability and current financial status are only available through the resale package. That package -- including the most recent audited financials, reserve study (if one exists), and meeting minutes -- should be the first set of documents you request before getting attached to a unit.

Short-term rentals are permitted and active at Seascape. The rental market is part of the ownership proposition for most buyers -- but the net income math requires careful scrutiny after regime fees and coastal carrying costs.

City of Isle of Palms: Requires a rental business license for rentals of any length. License fees are based on prior-year gross income ($450 base on the first $2,000, then $4.60 per additional $1,000). The City enforces occupancy limits (2 persons per bedroom plus 2, maximum 12), requires a 24/7 local contact who can reach the property within one hour, and can revoke licenses after 5+ founded complaints in a calendar year. A November 2023 referendum to cap short-term rentals failed by 54% -- 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 with $500 fines per violation. Owners are financially liable for guest violations of community rules (escalating fines: $100 first offense, $250 repeat). Rental guest gate passes must be arranged through the property management company -- the main gate cannot issue day passes to guests of rental guests. Electric bicycles are prohibited for short-term renters.

Seascape Regime: Building-specific rental rules (quiet hours, parking assignments, pool rules, grill restrictions) come with the resale package or from the regime manager. Rental listings indicate a minimum booking age of 25+, no smoking ($500 fine), and check-in/check-out at 4 PM / 10 AM.

A well-managed Seascape unit grosses ~$75,000-$100,000 per year, with revenue driven by unit size, renovation quality, floor level, and how many weeks the owner blocks for personal use.

Nightly Rate Ranges

Occupancy by Season

At least 15 of Seascape's 50 units are confirmed active short-term rentals -- 30% of the building -- spread across seven or more management companies. No single operator dominates. The fragmented management model means owners choose their own company, pricing strategy, and availability calendar.

Active management companies include Carroll Realty, Charleston Coast Vacations (Dunes Properties), Beachside Vacations/AvantStay, Vacasa, Deserving Vacations, Island Realty, and several owner-direct listings on VRBO and Airbnb.

Management fees typically run 15-25% of gross rental income. The resort-affiliated program is competitively priced at the lower end; independent full-service managers vary by operator. Owner-direct platforms (VRBO, Airbnb) charge 3-8% in platform fees but require the owner to handle all operations -- and IOP's 24/7 local-contact requirement means you need boots on the ground regardless.

The choice of management company is one of the biggest levers affecting net income. The difference between 15% and 25% produces a ~$8,500 annual swing on an $85,000 gross.

After management fees, regime fees (~$14,268/year), WDCA assessment ($983), WDCA STR access fee ($100), property taxes (~$19,100 at non-owner-occupied rates on $1.35M), STR license (~$830), HO-6 insurance, flood contents coverage, utilities, and maintenance -- a 2BR grossing $85,000 nets ~$28,000-$31,000 before debt service.

That is a roughly 2% unlevered return on a ~$1.35M investment. The math works better as a lifestyle asset with rental offset than as a pure yield play. Investors who optimize for net yield typically gravitate toward Port O'Call (lower purchase price, lower regime) or buildings outside Wild Dunes like Sea Cabins (no WDCA layer, ~$400/month regime).

Owner-occupancy ratio affects both lender warrantability decisions and the practical character of the building. Confirm the current owner-occupancy ratio with the regime manager or in the resale package.

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 structure -- most barrier island oceanfront is mapped VE (velocity zone with breaking wave action). At Seascape, the FEMA FIRM panels show AE (BFE 10 ft) at the building footprint, with the VE zone (BFE 11 ft) beginning ~8 meters east -- essentially at the pool deck and ocean-facing amenity area. The AE/VE boundary runs diagonally through the building's southeastern corner.

This means the building itself avoids VE construction requirements (pile foundations, breakaway walls), but the coastal wave exposure is real and higher than a standard inland AE designation. Buyers should review the current FIRM panel for their specific parcel and verify whether the building falls seaward of the Limit of Moderate Wave Action (LiMWA) line.

Master policy (included in regime fee): The association carries master property insurance covering building structure and common elements. The regime fee includes this coverage. Individual owners are not responsible for separately purchasing building-level structural insurance -- that is handled collectively through the regime.

HO-6 (unit owner walls-in policy): Required. Covers interior improvements (drywall, fixtures, flooring, plumbing upgrades), personal property, liability, and loss of use/rental income. Budget $800-$1,500 per year.

Loss assessment coverage: Strongly recommended at $25,000-$50,000. This covers your share of the association's master policy deductible after a hurricane -- a critical coverage gap. Wind/hail deductibles on coastal master policies are typically structured as a percentage (2-5%) of insured value, meaning the association's out-of-pocket after a named storm can be substantial.

Flood contents policy (unit owner): If the association carries an RCBAP for the building structure, individual owners need a contents policy. Under the NFIP, contents coverage runs ~$400-$800 per year. Non-primary-residence owners pay an additional $250 HFIAA surcharge (versus $25 for primary residences).

The exact scope of individual wind/hail and flood exposure depends on the master policy terms -- specifically, what the regime's policy covers and what it excludes. The master policy terms are only available in the resale package. Ask for the insurance declarations page during due diligence, not just the regime fee total.

Isle of Palms participates in FEMA's Community Rating System (CRS), earning a 25% discount on NFIP flood insurance premiums. The City maintains this discount by enforcing a freeboard requirement (BFE plus 1 foot) and other floodplain management standards exceeding FEMA minimums.

Seascape's construction history has two defining chapters, and a major renovation that recently reset the clock on the building's exterior.

Built in 1985 under the Southern Standard Building Code (pre-Hugo coastal enforcement), Seascape was four years old when Hurricane Hugo made landfall in September 1989. The building survived but sustained catastrophic damage, leading to a $4M structural reconstruction in 1989-1990 that replaced the roof, exterior envelope, and structural strapping. Some real estate sources cite "1989" as the year built -- that reflects the post-Hugo reconstruction, not the original construction.

The post-Hugo rebuild improved the building's structural profile. Reconstruction under post-Hugo scrutiny included enhanced strapping and connections that exceeded the original 1985 specifications. However, the building predates the 2000+ International Building Code with high-velocity wind-borne debris standards.

Between ~2023 and 2025, Seascape underwent a comprehensive exterior restoration:

• New metal roofing system (expected 40-50 year lifespan)
• New stucco exterior
• Elevator modernization (both elevators)
• Upgraded paver walkways and landscaping

This scope addresses the most expensive deferred-maintenance categories in a 40-year-old coastal building -- roof, exterior envelope, and vertical transportation. The restoration is complete.

The documented restoration scope covers the exterior envelope and common systems. What is not mentioned in any public source: plumbing or electrical modernization. The original 1985/1989-era domestic water and electrical risers are now 37-41 years old, within a 40-50 year life expectancy range. If those systems have not been comprehensively replaced, they represent a potential near- to mid-term capital project for the association.

Ask about plumbing and electrical system status during due diligence. The resale package should include maintenance records and any engineering assessments.

Windows were not originally impact-rated. Many individual owners have upgraded to hurricane glass, but there is no building-wide mandate. There is no backup generator -- standard for buildings of this era. Individual units rely on heat pumps for HVAC, with coastal condensers typically needing replacement every 10-12 years.

Beach erosion is not a background concern at Seascape -- it is the single most significant physical and financial reality of owning here. The building's private boardwalk to the beach is currently locked and closed. Beach access is redirected to Summer Dunes Lane, ~0.1 miles away.

Seascape occupies coastal engineering monitoring stations 308-314 -- identified by the City's engineering consultants as one of two current volume-deficit areas within Wild Dunes. The building sits inside Reach 1 (stations 280-328), the section most directly affected by the Dewees Inlet shoal-bypass system.

The shoal-bypass cycle works like this: every 6-8 years, sand detaches from the Dewees Inlet ebb-tidal delta as offshore shoals, migrates along the shore, and attaches to the beach. During attachment, the beach can widen dramatically in the center of Wild Dunes while eroding severely at the ends -- including Seascape's frontage. A March 2026 interim monitoring report confirms this dynamic: a current shoal-attachment event is bringing sand to central Wild Dunes, while the ends (including Seascape and Ocean Club) remain in the erosional phase.

As of February 2026, the combined volume deficit fronting Port O'Call, Seascape, and Ocean Club totals ~180,000 cubic yards. The Reach 1 deficit (which includes Seascape's frontage) is ~73,000 cubic yards over 1,000 linear feet. The engineering assessment notes that erosion near Seascape has slowed over the past six months -- the lowest loss rate observed since 2018 -- with accretion anticipated "in the next few months."

This is a cyclical condition, not a permanent one. The beach has been wide here before and will be again after nourishment. But the cycle is perpetual and requires active human intervention.

The City of Isle of Palms is moving forward with the largest beach nourishment project in the island's history:

• Scope: Up to 2.5 million cubic yards from offshore borrow sites across three reaches
• Reach 1 (Seascape's section): 600,000-900,000 cubic yards (base to alternate volume)
• Low apparent bidder: $21.5M (Marinex Construction, from March 24, 2026 bid opening)
• Award expected: April 28, 2026 City Council meeting
• Construction target: June 2026 start, 3-4 month duration
• Beach access restoration: Late summer or fall 2026 after new dunes stabilize
• Funding: $1.5M state grant received; ~$27M estimated from local sources (City + WDCA); final cost-share agreement still being finalized

Under the published cost-share model (55% Wild Dunes / 45% City), the implied WDCA share is ~$9.35M in a no-grant scenario -- roughly $4,380 per assessed property across the community's ~2,135 properties. A reasonable range for the per-dwelling WDCA assessment:

This is a WDCA community-wide assessment, not a Seascape-specific levy. It is separate from any building-level regime assessment. Historical precedent: WDCA assessed $1,500/dwelling in 2008 and an estimated $2,300-$2,400/dwelling for the 2017-2018 project.

The northeastern end of Isle of Palms requires active, perpetual human intervention to maintain a usable beach. The historical 10-year nourishment cycle (2008, 2018) is shortening -- the 2026 project is coming 2 years ahead of the projected schedule. Future cycles are expected every 6-8 years with continuous localized sand management between major projects. Offshore borrow sand is finite and increasingly expensive.

This is not a reason to avoid buying here -- it is the cost of direct-oceanfront ownership on a barrier island. But it means beach nourishment assessments are a recurring line item, not a one-time event.

• Oceanfront pool: Community pool, unheated, open mid-April through October. Some rental sources report May-September -- verify current season with the regime manager.
• Beach access: Direct oceanfront via gated boardwalk (currently locked due to erosion; alternate access via Summer Dunes Lane ~0.1 miles). Beach access expected to restore after the 2026 renourishment project.
• Elevators: 2 elevators, recently modernized during the exterior restoration.
• Outdoor showers: Available at ground level.
• Parking: Surface lot with 2 spots per unit. Not covered.
• In-unit features: Washer/dryer, private balcony, central AC and heat.
• Gated community: Yes -- Wild Dunes security with 24/7 gate staffing.
• Wheelchair accessible: Elevator access to all floors. At least one unit is marketed as wheelchair accessible and suitable for guests with limited mobility.

• 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 -- not part of WDCA. Property ownership does not include access to:

• Resort pools (Sweetgrass, Grand Pavilion, Boardwalk, Swim Center)
• Fitness center
• Tennis and pickleball court programs

Club membership tiers start at $10,000 initiation (Swim/Social) and go up to $50,000 (Signature Golf), with monthly dues of $139-$637. Memberships are non-equity, non-refundable, and non-transferable -- they cannot be conveyed with the property at sale.

Without club membership, owners can still access restaurants, the spa, and the marina at public rates, and play the Links and Harbor golf courses at full public daily rates.

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 have no resort pool, tennis, or fitness access -- only the Seascape community pool.

Seascape sits ~1 mile north of the Grand Pavilion -- the heart of the resort's restaurant and amenity cluster. The building is not within walking distance to main Wild Dunes amenities, but the community is golf-cart friendly. Most owners and guests use golf carts to reach resort restaurants, the marina, and the Links Golf Course (~200 yards away).

Seascape is inside Wild Dunes Resort, behind the main security gate on the northeastern end of Isle of Palms. Access requires a gate decal (owners) or a guest pass coordinated through a property management company (renters). The main gate cannot issue day passes to guests of rental guests -- all guest credentialing must be handled in advance.

Walk Score is 10 -- this is a car-dependent location. Bike Score is 40 (fairly bikeable within Wild Dunes on the community path network). Sound Score is 97 (calm). Crime is rated 1/10 (low).

Financing a Wild Dunes oceanfront condo requires lenders experienced with resort and coastal properties. Seascape has several characteristics that trigger scrutiny under conventional lending guidelines.

Seascape Villas is not on HUD's FHA-approved condominium list or VA's accepted list. Zero condos in Wild Dunes are FHA or VA approved. The barriers are structural:

• High STR ratios. FHA/VA require significant owner-occupancy; Wild Dunes is primarily a vacation and rental community.
• Fractional ownership. 1/13th fractional shares trade in the building -- a factor that immediately raises lender concerns about timeshare-like features.
• Resort fee structure. Mandatory WDCA assessments and right-of-first-refusal clauses in master deeds may conflict with government-loan guidelines.

Individual-unit FHA approval exists as a pathway, but the barriers above make approval through that route unlikely. Plan on conventional, jumbo, or non-warrantable condo portfolio loans.

• STR penetration: At least 30% of units are confirmed active rentals. Fannie Mae's ineligibility triggers focus on whether a project operates like a hotel.
• Fractional ownership: Even a single fractional unit can trigger questions about whether governing documents embed timeshare features.
• Recent renovation: Post-Surfside, Fannie Mae requires evaluation of special assessments related to critical repairs. The exterior restoration may require documentation of completion and remediation.
• Insurance compliance: Wind/hail deductible structure, replacement-cost adequacy, and fidelity coverage on the master policy all affect conventional lending eligibility.

Most Seascape buyers use conventional financing or cash. Work with a lender experienced in coastal resort condos. Expect them to require a full condo questionnaire, current HOA financials, proof of renovation completion, and master insurance documentation.

Seascape attracts three primary buyer profiles:

1. Vacation home buyers who want a boutique-scale oceanfront condo they can use personally and rent when absent -- drawn by the smaller building, recent renovation, and quiet northern-end location.
2. Investment-focused buyers seeking rental income from an oceanfront Wild Dunes address, accepting the higher regime fee as the cost of a recently restored building.
3. Primary-residence buyers considering year-round occupancy who value the recently completed exterior work (reduced near-term assessment risk), the elevator building, and the 4% tax classification that offsets Seascape's higher regime.

• You want boutique-scale oceanfront with recent exterior work. Seascape's 50-unit building and completed metal roof / stucco restoration is a meaningful differentiator. The major exterior capital cycle is behind you -- the metal roof alone has a 40-50 year expected life. At Shipwatch, insurance is billed separately; at Summer House, a ~$19,000/unit assessment was recently levied for building repairs.
• You want STR flexibility without a mandatory rental pool. Isle of Palms is one of the most rental-friendly beach towns in the Charleston area (voters rejected rental caps in 2023), and the individually owned structure means you choose your own management company and pricing strategy.
• You want the quiet northern end of Wild Dunes. Seascape and Ocean Club occupy the stretch beyond the Grand Pavilion -- less foot traffic, fewer resort guests, and closer to the Links Golf Course.

• Closed beach access is a dealbreaker right now. Seascape's private boardwalk is locked due to active erosion. Alternate access is nearby at Summer Dunes Lane, and the 2026 renourishment should restore access by late summer or fall -- but if walk-out-the-door beach access is non-negotiable on day one, other Wild Dunes buildings may have open access currently.
• STR net income is your primary motivation. After regime fees, property taxes at the 6% rate, management commissions, insurance, and maintenance, net income on a 2BR grossing $85,000 is ~$28,000-$31,000 before debt service -- a roughly 2% return on a ~$1.35M investment. Port O'Call's lower purchase price and lower regime produce a stronger yield-to-cost ratio.
• You need FHA or VA financing. Seascape is not on the approved list for either program, and the resort profile makes approval through alternative pathways unlikely.

Seascape sits at monitoring stations 308-314 -- identified by the City's coastal engineers as one of two current volume-deficit areas in Wild Dunes. The building is squarely within the Dewees Inlet shoal-bypass erosional arc, which means the beach in front of Seascape cycles between dramatic width and severe narrowing on a 6-8 year cadence. This is not a flaw -- it is the geological reality of the northeastern end of a barrier island near an inlet. But it means renourishment assessments are a permanent feature of ownership, and beach width at any given moment is genuinely variable. The 2026 project will restore the beach. The next project will be needed in 6-8 years. Buy with that expectation built into your financial model.

The comparison takeaway: Seascape is the mid-to-upper market play in Wild Dunes oceanfront -- priced above Summerhouse and Shipwatch for comparable square footage, with the premium reflecting a completed exterior restoration and boutique building scale. When comparison-shopping, focus on three variables: building condition and renovation completeness, net carrying cost after all fee layers (including separate insurance at Shipwatch), and beach erosion exposure by building position.

What are the HOA fees at Seascape Villas?

Owners pay a monthly regime fee of ~$1,189 (2BR, as of 2026) plus the $983 annual WDCA master assessment. The regime fee covers master insurance, water, sewer, cable, exterior maintenance, pool, elevators, and reserve contributions. A 1% WDCA real estate transfer fee applies at closing, plus a $250 Seascape HOA processing fee.

Can you rent Seascape Villas on Airbnb or VRBO?

Yes -- short-term rentals are permitted and widely active. At least 15 of the 50 units are listed across 7+ management companies and platforms including Airbnb, VRBO, and direct booking sites. Owners need a City of Isle of Palms rental business license, must comply with Wild Dunes community rules (no pets for STR guests, $100 annual rental access fee), and should verify Seascape-specific building rules with the regime manager.

What flood zone is Seascape Villas 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 at the building's ocean-facing edge, so coastal wave exposure is higher than a standard AE designation. Isle of Palms participates in FEMA's Community Rating System, providing a 25% discount on NFIP premiums.

What is the average price per square foot at Seascape Villas?

Recent whole-unit sales range from ~$1,014/sqft for a standard 2BR to ~$1,432/sqft for a renovated penthouse. Pricing varies substantially by floor, renovation quality, and bedroom count.

Is Seascape Villas FHA or VA approved?

Seascape Villas is not on HUD's FHA-approved condominium list or VA's accepted list. The resort profile -- high rental ratio, fractional ownership interests, and mandatory WDCA fee structure -- creates warrantability hurdles for government-backed financing. Most buyers use conventional or jumbo financing.

What is Seascape Villas like in the off-season?

November through February is quiet. Rental occupancy drops to 25-40%, nightly rates fall to $138-$254, and the pool is closed. Wild Dunes remains gated and staffed year-round. Restaurants, the marina, and the Property Owners Beach House stay open. Off-season is the uncrowded stretch -- fewer people, lower carrying costs for part-time owners, but a narrower beach and limited resort programming.