Ocean Point, Isle of Palms SC

Ocean Point is a gated enclave of 71 custom single-family homes at the northeastern tip of Isle of Palms, inside Wild Dunes. Built entirely after Hurricane Hugo on the island's last undeveloped oceanfront land, Ocean Point offers double-gated privacy, its own oceanfront pool, and views spanning the Atlantic, Dewees Inlet, and the Tom Fazio Links Course. But the cost-of-ownership math is not simple: dual-layer HOA governance, 100% VE flood zone exposure, and an insurance burden that can rival the mortgage payment.

• Location: Northeastern tip of Isle of Palms, inside Wild Dunes Resort
• Total homes: 71 (nearly built out)
• Home styles: Custom single-family, Charleston singles, 2–3 story elevated coastal
• Price range: $1.3M – $3.1M+
• Home sizes: 1,800 – 6,000+ sqft (typical 2,700 – 3,500 sqft)
• Lot sizes: 0.28 – 0.40 acres
• Year built: 1992 – 2009+
• HOA (Ocean Point POA): ~$331/month
• HOA (Wild Dunes master): $983/year
• Flood zone: 100% VE (BFE 12–13 ft)
• Schools: Sullivan's Island Elementary, Moultrie Middle, Wando High
• Second gate: Private Ocean Point gate within Wild Dunes gates
• Amenities: Private oceanfront pool and cabana, dedicated beach access path

Ocean Point is the only single-family section of Wild Dunes with its own oceanfront pool, its own gate, and its own property owners association — a neighborhood within a neighborhood, built for buyers who want the security and infrastructure of Wild Dunes without the resort-core traffic.

Ocean Point's declaration was recorded in October 1988, one year before Hurricane Hugo reshaped Isle of Palms. Hugo's storm surge reached 15 feet above mean sea level and devastated the island's shoreline, but the timing proved consequential: Ocean Point's legal framework existed pre-Hugo, yet every home was built afterward. All 71 homes reflect post-Hugo construction standards — elevated foundations, modern wind resistance, and coastal engineering lessons baked into the building code from day one.

The development period extended through January 2008, with the last lot developed around 2024. This long buildout gave Ocean Point an organic, custom-home character rather than the tract-built uniformity of planned subdivisions. Homes range from compact 1,800-square-foot coastal cottages to 6,000+ square-foot oceanfront estates, each designed individually.

Wild Dunes operates three gates — the Main Gate, the Palm Gate, and the Resort Entrance. Ocean Point adds a fourth layer: its own internal gate with a separate code and fob system managed by the Ocean Point POA, not Wild Dunes security. This creates a double-gated buffer that filters out the resort foot traffic, vacation rental turnover, and general through-traffic that the resort-core sections experience during peak season.

The trade-off is distance. Ocean Point sits at the far northeastern end of Wild Dunes, near Dewees Inlet and the Links Course's finishing holes. You are a golf-cart ride from the resort core, the Grand Pavilion pool complex, and the restaurants. For buyers who want walkability to resort amenities, Grand Pavilion or the Village area is a better fit. For buyers who want quiet and seclusion, Ocean Point is the answer.

Homes in Ocean Point range from approximately $1.3 million to $3.1 million for most of the community, with premium oceanfront properties exceeding $7 million. The typical sale falls between $1.5M and $2M for interior or golf-course-view homes, with oceanfront parcels commanding significant premiums.

Premium ($2.5M – $7M+): Direct oceanfront homes overlooking the Atlantic and Dewees Inlet. These are the largest lots in the community, typically 4,000–6,000+ sqft with expansive decks, elevator access, and unobstructed views. The most recent top-end sale was 42 Ocean Point at $3.1M in November 2025 — a 1,958 sqft oceanfront property overlooking the Links Course's 18th hole, trading at $1,583/sqft. Oceanfront listings have reached above $7M.

Mid-range ($1.5M – $2.5M): The bulk of Ocean Point. Expect 2,700–3,500 sqft custom homes on 0.28–0.40 acre lots. Golf-course views toward the Links Course, marsh or lagoon orientation, or partial ocean views. Four to five bedrooms, three to four and a half baths. These homes typically feature Charleston-style architecture — elevated construction with ground-level garages and living spaces on the second and third floors.

Entry ($1.3M – $1.5M): Interior-lot homes built in the early 1990s, typically 2,500–3,000 sqft. Still custom construction and post-Hugo standards, but may need kitchen and bath updates. At the lowest end, these represent some of the most affordable single-family housing inside a gated oceanfront community in the Charleston luxury market.

Ocean Point's small inventory — 71 total homes with typically two to four active listings at any time — creates a thin market where individual transactions can swing the median significantly. The broader IOP market averages roughly 68 days on market with homes selling at approximately 94.9% of list price. A 10-year appreciation sample shows +79% value growth on a representative Ocean Point home, though past performance does not predict future results in a market this concentrated.

Price per square foot ranges widely: $382/sqft for interior locations to $1,583/sqft for premium oceanfront. That spread reflects the extreme premium that direct ocean exposure commands in a community with only a handful of true oceanfront lots.

Thinking of selling your Ocean Point home? Get your free home valuation ->

Daily life in Ocean Point revolves around the beach, the pool, and the quiet that two layers of gates provide. This is not a resort-core experience — it is a residential beach neighborhood that happens to sit inside a resort.

Ocean Point's private pool and cabana complex sits on the oceanfront between 53 and 54 Ocean Point Drive, with a dedicated beach access path. The pool is managed by the Ocean Point POA, funded through neighborhood dues, and accessible via fob to owners, immediate family, and lessees (renters). Guests must be accompanied by an owner to use the pool.

This is a neighborhood-scale amenity — not a resort pool complex — which means less crowding but also less infrastructure than the resort pools at Grand Pavilion or Sweetgrass. Pool fobs are deactivated for owners more than 90 days delinquent on regime fees, and enforcement escalates from warning letters to $25/day fines to $50/day fines.

Ocean Point's geography delivers four distinct view orientations. Oceanfront lots face the Atlantic with unobstructed sunrise views and sight lines to Dewees Island. Harbor-side homes overlook Dewees Inlet and the Intracoastal Waterway. Interior homes face the Tom Fazio Links Course — particularly the dramatic 17th and 18th holes — or the community's lagoon system. Some elevated homes capture multiple views from upper-floor decks.

The northeast-end positioning means narrower, steeper beaches than Wild Dunes' central shoreline. The WDCA's own coastal engineering data identifies the segment between 46th Avenue and Dewees Inlet as the most erosion-susceptible portion of the Wild Dunes shoreline. This is not a reason to avoid Ocean Point, but it is context for why beach nourishment is a recurring community expense.

Owning in Ocean Point does not include access to resort pools, the fitness center, or the tennis and pickleball courts. Those require a separate Wild Dunes Club membership:

Add $34/month for fitness center access at any tier. Memberships are non-refundable, non-transferable, and do not convey with the property when you sell. There are no food-and-beverage minimums and no capital assessments under the current corporate ownership structure.

What you get as an Ocean Point owner without club membership:

• Ocean Point pool and beach access path
• Property Owners' Beach House (owners and personal guests only — rental guests are excluded)
• Community beach paths and bike trails
• Lagoon fishing (swimming prohibited — alligators present)
• 24-hour gated security

Golf at the Links and Harbor courses is available on a public daily-fee basis without membership, though members get priority tee times and no green fees. Restaurants, the spa, and the marina are open to the public.

Ready to explore Ocean Point? Schedule a private tour ->

Ocean Point sits approximately 30 minutes from downtown Charleston off-peak, accessed via the Isle of Palms Connector to Mount Pleasant and then across the Cooper River bridges.

• Downtown Charleston: 30–40 min off-peak / 40–55 min rush hour
• Charleston International Airport: 35–45 min
• Mount Pleasant (Towne Centre area): 20–25 min
• Sullivan's Island: 15–20 min
• Wild Dunes Main Gate to Ocean Point gate: 3–5 min by car or golf cart

Because Ocean Point is at the far northeastern end of Wild Dunes, add 3–5 minutes to any Wild Dunes drive time for the internal trip from the Main Gate. The community is entirely car-dependent — groceries, medical care, and dining beyond the resort gates all require driving off-island. Mount Pleasant's commercial corridor along Highway 17 puts Costco, Whole Foods, Target, and East Cooper Medical Center within a 20–25 minute drive.

Ocean Point is zoned for Charleston County School District with one of the strongest public school pipelines in South Carolina.

• Sullivan's Island Elementary (PK–5): 10/10 GreatSchools, Niche A. Approximately 500 students, 13:1 student-teacher ratio. Test scores far exceed state averages — 85% reading proficiency (state: 56%) and 82% math proficiency (state: 50%). Gifted and talented program. Located on Sullivan's Island, approximately 7 miles from Ocean Point.

• Moultrie Middle School (6–8): 9/10 GreatSchools, Niche A. Approximately 1,100 students. Ranked #4 in South Carolina. Strong STEM focus with Project Lead The Way curriculum and 100% Algebra I proficiency among test-takers. Located in Mount Pleasant, approximately 5 miles away.

• Wando High School (9–12): 10/10 GreatSchools, Niche A. Approximately 2,600 students. Offers 26 AP courses, 94% graduation rate, and a 1091 average SAT score (state average: 1008). College-going rate of 77%. Located in Mount Pleasant, approximately 8 miles away.

CCSD provides bus service, though IOP students cross the Isle of Palms Connector to reach Sullivan's Island and Mount Pleasant schools. Confirm current school zone assignments directly with Charleston County School District, as boundaries can change.

Families also consider private options in the Mount Pleasant and Charleston area, including Coastal Christian Preparatory (PK–8), University School of the Lowcountry (3–12), Palmetto Christian Academy (PK–12), and East Cooper Montessori Charter (PK–8).

Ocean Point has a dual-layer HOA structure: the Ocean Point Property Owners Association plus the Wild Dunes Community Association. Combined, expect approximately $415/month in recurring association fees, plus transfer fees at closing that add $25,000 on a $2M purchase.

The Ocean Point POA manages neighborhood-specific operations:

• Oceanfront pool and spa maintenance and staffing
• Private gate system (recently overhauled in a ~$50,000 project funded from capital reserves)
• Interior roads and curbing (a multi-month road/curbing project was completed in late 2025)
• Landscaping and common areas
• Neighborhood enforcement (parking, pool rules, architectural compliance)

The Ocean Point declaration authorizes three types of assessments: annual, special (requires 2/3 approval via mail referendum), and emergency special (can be imposed without a member vote). The POA maintains a capital reserve fund — the recent gate overhaul was funded from reserves, not a special assessment.

A 0.25% buyer transfer fee is due at closing and deposited into Ocean Point's capital reserve account. On a $2M purchase, that is $5,000.

Ocean Point governance details worth knowing:

• Ownership cap: A 2022 amendment prohibits any person or entity from owning more than two dwelling units or lots in Ocean Point. This limits investor concentration and protects the residential character of the community.
• Architectural control: All exterior changes must be submitted to the Wild Dunes ARC before work begins.
• Interval ownership prohibited: No timeshare or fractional arrangements are permitted.

The WDCA master assessment applies to every property owner in Wild Dunes and covers:

• 24-hour staffed security gates
• Private road and bike path maintenance
• Lagoon and drainage system maintenance
• Property Owners' Beach House operations
• Common area landscaping

A 1% Real Estate Transfer Fee is due at closing. On a $2M home, that is $20,000. Per WDCA policy, half goes to the Beach Maintenance Fund and the balance to repair, replacement, or disaster recovery reserves.

If you rent short-term, WDCA charges an additional $100 annual rental access fee.

WDCA has used supplemental assessments before. In 2008, a referendum-approved assessment of $1,500 per dwelling funded a beach renourishment project. That precedent matters because a major new nourishment cycle is underway.

The City of Isle of Palms is planning a project placing up to 2.2 million cubic yards of sand along 19,200 linear feet of shoreline, estimated at $25–30 million. An estimated $27 million is expected from local sources including WDCA contributions, though specific amounts are still being determined.

WDCA adopted Guiding Principles for Beach Renourishment Management in February 2026, emphasizing maintaining sufficient reserves to minimize reliance on special assessments and reducing dependence on volatile, transaction-dependent revenue streams like the RETF. Whether a supplemental assessment becomes necessary for the current cycle is not yet decided, but buyers should treat it as a plausible near-term exposure.

Why this matters for Ocean Point specifically: Ocean Point sits in the segment the WDCA's own engineering data identifies as the most erosion-susceptible shoreline — between 46th Avenue and Dewees Inlet. The community benefits directly from nourishment but also sits where inlet-driven dynamics require more frequent maintenance than the central and southern beach segments.

At the Ocean Point level, the POA's recent capital projects (gate overhaul, road/curbing work) were funded from reserves. Current reserve balances are not publicly available — request the Ocean Point reserve study and recent board financials as part of your due diligence.

Every property in Ocean Point sits in FEMA Zone VE — the most restrictive coastal flood designation. This is not a partial exposure: all 71 homes are in the Special Flood Hazard Area with Base Flood Elevations of 12–13 feet. Flood insurance is mandatory for any federally backed mortgage, and the insurance cost structure is the single largest carrying-cost variable for Ocean Point buyers.

Zone VE indicates a coastal area subject to storm surge plus breaking wave action — waves over three feet during the base flood event. Here is what that means in practice:

Mandatory flood insurance. Lenders use the effective FEMA FIRMs (effective January 29, 2021 for Charleston County) to determine SFHA status. Every Ocean Point property is in the SFHA, so you must carry flood insurance for the life of a federally backed loan.

Stricter construction standards. The City of Isle of Palms requires new construction and additions in VE zones to include engineer-stamped drawings and V-Zone certification. Foundations must be designed for velocity wave action (typically pile foundations). The local Design Flood Elevation standard requires the lowest floor at BFE + 1 foot or 13 feet above mean sea level, whichever is higher — this exceeds the FEMA minimum.

The 50% renovation rule. Renovations cannot exceed 50% of the structure's appraised value (excluding land) without triggering full compliance with current flood standards, which often means elevating or rebuilding. This cumulative threshold is critical for buyers of early-1990s homes considering major updates.

Probability context. A 1% annual chance flood has approximately a 26% probability of occurring over a 30-year mortgage period. VE does not mean the home will flood regularly, but the statistical exposure over a long hold is meaningful.

FEMA's Risk Rating 2.0, fully implemented since April 2023, prices flood insurance using property-specific variables rather than zone alone. Two adjacent Ocean Point homes can have materially different premiums based on:

• First floor height above lowest adjacent grade — this is the single most important pricing input
• Distance to coast and other flooding sources
• Foundation type and enclosure configuration (flood openings reduce premiums)
• Replacement cost value and coverage/deductible selections
• Claims history (two or more prior claims trigger surcharges)

The NFIP caps residential building coverage at $250,000 and contents at $100,000. For Ocean Point homes valued at $1.3M–$3M+, this leaves a massive coverage gap. Private flood insurance from carriers like Wright National, Neptune, or Aon Edge offers limits of $2–4 million with broader coverage including loss of use — something the NFIP does not cover. Budget for NFIP or private primary coverage plus an excess flood policy.

Policy transfer at closing: NFIP policies can be assigned to the buyer, preserving any glidepath discount from Risk Rating 2.0's 18% annual increase cap. A new policy starts at the full actuarial rate. Ask whether the seller's NFIP policy can be assumed — this can save thousands per year.

IOP's CRS discount: Isle of Palms participates in FEMA's Community Rating System, providing a 25% discount on NFIP premiums. This is a meaningful savings that many buyers and even some agents overlook.

Standard homeowners insurance in coastal South Carolina excludes wind and hail damage. You need a separate policy, typically through the private market or the SC Wind & Hail Underwriting Association (the "Wind Pool"), which is the insurer of last resort for coastal properties.

Wind Pool coverage cap: $1,300,000 for residential dwelling and contents combined. Ocean Point homes above $1.3M need excess wind coverage from the private market.

Percentage deductibles are the trap most buyers miss. Named storm and wind/hail deductibles in coastal SC typically run 2%, 3%, or 5% of insured value. On a $2M policy:

These are per-event exposures. Budget liquid reserves accordingly — your insurance pays only after you absorb this deductible. South Carolina requires insurers to include a prominent notice on your declarations page warning about these deductibles, but many buyers do not read it until after a storm.

The two-deductible hurricane scenario. A hurricane on a barrier island commonly generates both wind damage (wind/hail deductible) and storm surge flooding (flood policy deductible). Both deductibles can be triggered by a single event. Plan for the possibility of six-figure combined out-of-pocket exposure after a major hurricane.

Exact premiums are property-specific. The following ranges are directional estimates for Ocean Point based on VE-zone coastal exposure at these price points:

Get at least three quotes across all coverage types before closing. Elevation certificates, while no longer required for NFIP quotes under Risk Rating 2.0, can still improve pricing if the surveyed first-floor height is more favorable than FEMA's modeled estimate.

Property taxes on Isle of Palms create one of the largest cost differentials between primary residents and second-home buyers anywhere in the Charleston metro. The difference at Ocean Point price points is not subtle — it is tens of thousands of dollars per year.

South Carolina taxes residential property using two variables: an assessment ratio (4% for primary residence, 6% for non-primary) and the local millage rate. Primary residents also receive an exemption from school operating taxes — and school operating mills (142.5 of the total 236.2) are by far the largest component of the Isle of Palms tax bill.

Isle of Palms is Tax District 24 in the Charleston County system with a 2025 combined millage of 236.2 mills.

At $2,000,000 appraised value:

At $3,000,000 appraised value:

The delta: approximately $20,800 per year per $2M of appraised value. This is the single largest annual cost swing between buyer profiles.

Owners who claim the 4% primary residence classification must be careful with rentals. Under SC Code Section 12-43-220, renting your home for more than 72 days in a calendar year can disqualify you from the 4% rate and school-ops exemption. Exceeding 72 days would push the tax bill from approximately $7,500 to $28,300 on a $2M home — an increase of roughly $20,800 that year.

This is a real constraint for Ocean Point primary residents who want to offset carrying costs with summer rental income. A 10-week peak-season rental program would exceed the threshold. You can rent, but you need to count the days.

Charleston County may reassess property at the time of sale to reflect the purchase price. If the previous owner held the home for a decade at a lower appraised value, the buyer's first tax bill may be significantly higher than the seller's last one. Request a tax projection from the Charleston County Auditor's office based on your purchase price, not the seller's prior assessment.

Short-term rentals are permitted in Ocean Point, but three layers of regulation — City, Wild Dunes, and Ocean Point POA — create operational constraints that investors must underwrite before purchasing.

• Business license required for any rental, regardless of term length
• Occupancy: 2 per bedroom + 2, maximum 12 overnight (excluding children under 2)
• Maximum persons at any time: Twice overnight occupancy or 40, whichever is less
• Vehicles: Limited by bedroom/occupancy formula, minimum 2
• 24/7 local contact who can be on site within one hour
• Rental license fees: Based on prior-year gross income ($450 base + $4.60 per additional $1,000)
• Five founded complaints in a calendar year can trigger license revocation

• $100 annual rental access fee to WDCA
• No pets in short-term rentals (under 30 days) — this is a blanket community-wide prohibition
• Rental guests must obtain guest passes through the property management company; the Main Gate cannot issue passes to guests of rental guests
• Rental guests cannot access the Property Owners' Beach House
• Electric bikes prohibited for short-term rental guests
• Owner is financially liable for all violations committed by renters ($100 first offense, $250 repeat)

• On-street parking is not permitted — vehicles must be in the garage or driveway. Violations are enforced through towing. This is stricter than many Wild Dunes sections and directly limits high-occupancy rentals.
• Pets prohibited for rentals under 30 days (mirrors Wild Dunes rule). Long-term guests (30+ days) may bring pets with advance notice to management.
• Renters' rules must be posted conspicuously inside the property.
• Pool access: Lessees (renters) can use the Ocean Point pool. Guest pool access requires owner accompaniment.

Ocean Point's rental viability is shaped by competing forces.

Working in your favor: The property is inside a nationally known resort, carries an Isle of Palms address, and offers an oceanfront pool — all strong rental-marketing features. The Wild Dunes brand name gives you pricing power on VRBO and Airbnb.

Working against you: The pet ban eliminates a large segment of the drive-to vacation market from Atlanta, Charlotte, and Greenville. The strict parking rules limit the practical guest count even when the City's occupancy formula would allow more. And the total carrying costs — dual HOA layers, insurance in the range of $12,000–$27,000/year, and property taxes at the 6% assessment rate — create a high breakeven for rental income.

The 2022 Ocean Point amendment capping ownership at two units per person or entity also limits portfolio concentration for investors. You cannot assemble a multi-property rental business within Ocean Point.

The current City-led beach nourishment project is the most significant infrastructure initiative affecting Ocean Point. The $25–30 million project would place up to 2.2 million cubic yards of sand along 19,200 linear feet of shoreline, with construction potentially beginning in 2026 subject to permitting. WDCA is expected to contribute a meaningful share of the $27 million in local funding, though specific amounts are not finalized.

Ocean Point's location at the northeastern tip — in the segment identified as most erosion-susceptible — means the community benefits directly from nourishment but also faces the reality that inlet-adjacent beaches require more frequent maintenance than the central and southern segments.

The Ocean Point POA completed two capital projects in 2025–2026:

• Road and curbing project (completed late 2025): Multi-month repaving and curbing work throughout the neighborhood.
• Gate system overhaul (February 2026): Complete replacement of gate arms, wiring, access system, and hardware at approximately $50,000, funded from the capital reserve.

Both projects were funded without special assessments — an indicator that Ocean Point's reserves have been sufficient for near-term capital needs. Request the current reserve study to assess adequacy for future projects.

The WDCA Beach House is undergoing an upgrade project. A security facility upgrade/replacement is also planned or postponed. These master-level capital projects are funded through the WDCA assessment and RETF revenue, not regime-level dues.

Ocean Point is best for buyers who prioritize privacy, low density, and beach proximity — and who are willing to pay the carrying costs that come with a VE-zone barrier island address inside a resort-governed community.

Primary residence buyers seeking seclusion. The double-gated access, 71-home community size, and northeast-end positioning create a residential feel that the resort core cannot match. If you want to know your neighbors, walk to an uncrowded beach, and avoid tourist traffic, Ocean Point delivers.

Second-home families who want a house, not a condo. Ocean Point is one of the few single-family sections of Wild Dunes with a community pool. You get the low-maintenance feel of a pooled community without regime-level condo complications like master insurance deductibles and six-figure building assessments. For comparison, condo regimes like Summerhouse run $780–$855/month in regime fees; Seascape runs approximately $1,050/month. Ocean Point's $331/month POA fee is significantly lower, though you carry your own insurance and exterior maintenance.

Golf-oriented buyers. The Links Course's 17th and 18th holes are visible from many Ocean Point homes, and the Links Clubhouse is a short walk or golf-cart ride away. Club members get unlimited play; non-members can play at daily public rates.

You need walkable resort amenities. Without a Wild Dunes Club membership, Ocean Point offers a pool and a beach. If you want daily access to resort pools, tennis, and dining without driving, the Grand Pavilion or Village area puts those amenities at your doorstep (though you still need club membership for pools and fitness).

You are a rental investor dependent on pet-friendly bookings. The no-pet rule for short-term rentals under 30 days applies community-wide. This is a structural competitive disadvantage versus non-gated IOP properties where pet-friendly rentals command premium rates.

You want the lowest possible carrying costs. Dual HOA layers, VE-zone insurance, and the potential for beach nourishment assessments create annual expenses that can exceed $40,000–$60,000 before the mortgage on a $2M+ home. Single-family sections like Beachwood East have no regime fee at all — only the WDCA master assessment.

You need immediate beach width. The northeast-end shoreline near Dewees Inlet tends to be steeper and narrower than the central Wild Dunes beach. Beach nourishment addresses this cyclically, but the inlet-driven dynamics are permanent.

• Wild Dunes — Ocean Point's parent community. Start here for the full picture of Wild Dunes governance, the club membership system, regime fee comparisons across all 25+ sub-communities, and community-wide insurance and flood zone data.

• Summerhouse Villas — An oceanfront high-rise condo within Wild Dunes. A different ownership model — regime fees of $780–$855/month, master insurance included, elevator access, and resort-core positioning. Compare if you are weighing a condo lifestyle against Ocean Point's single-family structure.

Before making an offer, request these documents and confirm these items:

From the Ocean Point POA:

• Current annual assessment amount, payment schedule, and budget
• Reserve fund balance and reserve study
• Any pending or recently completed special assessments
• Pool fob and gate code procedures for your ownership profile (primary vs. rental)

From WDCA:

• Estoppel confirming account status and any outstanding balances
• Current RETF amount and allocation schedule
• Whether any supplemental assessment has been proposed for the 2026 beach nourishment

For the specific property:

• Elevation certificate (even though not required for NFIP quotes under Risk Rating 2.0, it can improve pricing and clarify your first-floor-height rating input)
• Prior storm claims history (two or more claims trigger NFIP surcharges under Risk Rating 2.0)
• Flood zone confirmation via FEMA's official map tool or the Charleston County flood-zone viewer
• Any open architectural violations or ARC requirements
• Current property tax bill and reassessment projection at your purchase price via the Charleston County Auditor

Insurance quotes (get at least three each):

• Flood (NFIP and private market, with and without elevation certificate)
• Wind/hail (private market and Wind Pool)
• Homeowners (ex-wind coverage)
• Ask each agent: Can I assume the seller's existing NFIP policy?