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Moving to the coast: coastal insurance cheat sheet

On the coast you may need 3 policies: 🏠 homeowners (or condo) + 🌊 flood + 🌀 wind (sometimes separate). Get quotes before you make an offer.

🏠 Homeowners (HO-3) and condo (HO-6)

• Covers fire, theft, liability, and usually wind. Not flood, including storm surge.
• Condo in an SC Horizontal Property Regime (HPR): the regime insures the building. Your HO-6 covers your interior, belongings, and liability.

🌊 Flood

• Zones: A and V are high-risk; B, C, and X are moderate to low. Check your address.
• Outside high-risk zones still floods: 29% of NFIP claims (2014–2024) came from outside high-risk areas (FEMA).
• Required in a high-risk zone with a government-backed or regulated mortgage.
• NFIP: max $250K building / $100K contents · no living expenses · limited basement coverage · discounts and an 18%/yr increase cap for most policies · the seller can assign their policy to you at closing.
• Private: limits, extras, and price vary · lenders must accept compliant policies · leaving the NFIP can cost discounts.
• ⏱️ Waiting periods: NFIP takes 30 days, except at closing when bought with your mortgage (apply on or before closing). Private waits vary (some 10 days or less). Buying voluntarily (cash or Zone X)? Plan on 30 days with the NFIP.
• 🏝️ Coastal barrier (CBRS) areas: the NFIP is mostly not available.

🌀 Wind & hurricane deductibles

• Often a separate % deductible (2% of $250K = $5,000 out of pocket). Deductibles explained →
• SC: a "named storm" deductible applies only to NWS/NHC-named hurricanes, tropical storms, and depressions.
• Can't get wind coverage? SC Wind Pool (beach area) or GA FAIR Plan coastal wind policy. Both are last resorts.

🚗 Your car on the coast

• Flood and storm damage to your car is covered only with comprehensive coverage. Liability-only won't pay, and flood insurance never covers cars.
• Add it before hurricane season: once a storm is named, insurers typically freeze changes.
• Move cars to higher ground before storms and king tides; never drive into floodwater. Full car guide →

🏘️ HOA vs 🏢 condo (HPR)

• House in an HOA: the HOA owns common areas, not your house. You buy flood for your home.
• Condo (HPR): a master flood policy (NFIP RCBAP) usually covers the building, including improvements within units, usually paid through dues; confirm the regime carries it. Your gaps: belongings, underinsurance (below 80% of replacement cost), and deductibles/assessments. An owner flood policy can cover contents and assessments. Lenders may require your own policy.

Next

✅ Home checklist✅ Condo checklist🚗 Your car on the coast💸 Deductibles🧭 Up north vs. the coast🗺️ Flood zone lookup

lowcountryfloodwatch.com/guides/moving-to-the-coast/ · Last verified Oct 2026 · General info, not insurance advice.