HOA Risk Assessment · Myrtle Beach oceanfront

Kingston Plantation.

Workable with rules. You can self-manage, but the rules shape how. Read the watch-outs before you price it.

Read from 5 association documents dated 2004–2026: Margate Tower at Kingston Plantation Horizontal Property Regime — Margate Tower. This page answers one question: what is it like to own here and rent it out yourself?

Fees & income for this resort → What to ask the HOA
68OUT OF 100
Workable with rules

Self-manage score. Five questions, scored 1–5 from the documents, averaged.

Full read
Can you rent it your way?Favorable
Will your guests be treated like guests?Typical
How much work lands on you?Typical
Is the money healthy?Favorable
Who's really in charge?Typical
01 What we read

The documents behind this page.

Nothing here is inferred from a listing or a phone call. Every score traces to a sentence in one of these.

Master Deed for Margate Tower at Kingston Plantation Horizontal Property Regime (with Exhibits A-E incl. By-Laws)2004· partialThe Margate Tower at Kingston Plantation Property Owners' Association, Inc. Rules and Regulations (consolidated, effective January 1, 2019)20192025 End of Year Newsletter with Margate Tower POA 2026 Approved Operating Budget2026Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (KPMA, 2016)2016· partialKingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations (Exhibit A: parking, trailers, golf carts, towing, extraordinary events)
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file

More than one association at this resort.

Each tower or phase here is its own regime with its own deed, budget and rules. This page covers Margate Tower at Kingston Plantation Horizontal Property Regime (Margate Tower at Kingston Plantation Property Owners Association, Inc.). Also documented: Kingston Plantation Master Association, Inc. (KPMA) → 64Brighton at Kingston Plantation Horizontal Property Regime (Brighton at Kingston Plantation Property Owners' Association, Inc.) → 76Canterbury Court Horizontal Property Regime (Canterbury Court Property Owners Association, Inc.) → 68Cumberland Terrace Horizontal Property Regime (Cumberland Terrace Property Owners Association, Inc.) → 60North Hampton Horizontal Property Regime (North Hampton Property Owners Association, Inc.) → 52Richmond Park Horizontal Property Regime (Richmond Park Property Owners Association, Inc., formerly Richmond Park Home Owners Association, Inc.) → 56South Hampton Horizontal Property Regime (South Hampton Home Owners' Association, Inc., renamed South Hampton Property Owners Association, Inc. by the 1988 Second Amendment) → 76St. James Park Horizontal Property Regime (St. James Park Property Owners' Association, Inc.) → 64West Hyde Park Horizontal Property Regime (West Hyde Park Property Owners' Association, Inc.) → 60Windermere by the Sea Horizontal Property Regime (Windermere by the Sea Property Owners Association, Inc.) → 56

02 The five questions

What the documents decide
before your first guest books.

Five dots is the best answer for an owner who wants to run the unit themselves. One dot is a red flag. Open “What the documents say” under each for the exact words.

01

Can you rent it your way?

Favorable

Whether the deed and rules let you rent short-term on your own terms: no requirement to use the on-site program, no minimum stay that kills weekend bookings, and no rule against saying where the condo is.

STR allowed with no minimum stay for most units and no on-site program, advertising or disclaimer rules, but 36 units on floors 4, 5, 28 and 29 carry a 30-night minimum, leases must be written, tenants cannot have pets, and KPMA requires lessee notice.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsNo limit on owner use stated. No restriction on length of rental for most units, but no unit on floors 4, 5, 28 and 29 (36 units) may be leased for less than 30 consecutive days. All leases must be in writing and must state they are subject to the Master Deed, By-Laws and KPMA Declaration. No timeshare/interval ownership (Master Deed Art. XVII; KPMA Declaration Sec. 3.14 also bars time-share ownership, lease or sales). Renters and guests may never keep pets. Self-management and off-site managers are not expressly addressed; nothing requires an on-site program, and the rules contemplate third-party cleaners waiting for 'guests to checkout' and POA-rented lockboxes.
RegistrationMargate documents: no rental registration stated. KPMA Declaration Sec. 9.10: an Owner who leases a Unit must promptly furnish the Association, in writing, the name and address of the lessee.
Advertising rulesNone stated. Master Deed Art. XXII bars signs visible from the exterior (including 'For Sale' signs).
Vote to change rental rulesMaster Deed amendment requires affirmative vote of Owners of 70% of the Units (Art. XXXIII); By-Laws 70% of total votes (Art. VII Sec. 6); KPMA Declaration 2/3 of Member (sub-association) votes (Sec. 9.1.2). Rules may be changed by the Board.
What the documents say (7)
“All 251 residential units are hereby restricted to residential use by the Owner or Owners thereof, their immediate families, guests and invitees. There shall be no restriction as to length of time which an Owner may rent or lease his or its Unit, provided however, that no Unit located on floors 4, 5, 28 and 29, may be leased, under any circumstances, for a period of less than 30 consecutive days.”Master Deed, Article XVII, Use Restriction Applicable to Units, p. 13
“There are 36 units on these 4 floors and any lease agreements shall provide that they are subject to and shall comply with, in all respects, the provisions of the Master Deed, the By-Laws and the Declaration and that any failure by the lessee to comply with the terms of these documents shall constitute a default under the lease. All leases shall be in writing.”Master Deed, Article XVII, p. 13
“No Unit or any portion thereof may be submitted to a plan of interval ownership or multiple ownership plan or any form of timesharing.”Master Deed, Article XVII, p. 13
“All present or future Owners, tenants or other persons who use the facilities of the Condominium in any manner are subject to the provisions of this Master Deed and all documents appurtenant hereto and incorporated herewith, and the mere acquisition or rental of any Unit or the mere act of occupancy of any Unit, shall signify that the provisions of this Master Deed are accepted and ratified in all respects.”Master Deed, Article XXXV, p. 33
“In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”KPMA Amended and Restated Declaration (2016), Section 9.10, Notice of Sale, Lease or Mortgage, p. 29
“"Occupant" shall mean and refer to any person, including, without limitation, any Owner or guest, invitee, licensee, lessee, tenant, transient paying guest or family member of an Owner, lawfully occupying or otherwise using a Unit within the Development.”KPMA Amended and Restated Declaration (2016), Section 1.1.17, p. 5
“Please wait in service hallway if waiting for guests to checkout, and not in any other common areas.”Margate Tower POA Rules and Regulations (2019), Section XI.B.7, Cleaning Companies / Services, p. 23
02

Will your guests be treated like guests?

Typical

Whether a guest who booked through you gets the same resort as a guest who booked through the front desk: the same pools, parking, wristbands and check-in, or a second-class version of them.

Off-program guests get the pool, beach and KPMA common areas with a front desk and security on site, but staff will not hand out keys or open lockboxes, the owner handles all access and parking-decal matters, and the Owners' Lounge is owners-only.

Amenities for your guestsMost, not all
Off limits to your guestsOwners' Lounge (reservable by Members only; members must be current in assessments), Bicycle storage (owners who sign the waiver)
Wristbands & parking passesNo wristband or guest pass system stated in Margate documents. KPMA operates a parking decal system (a vehicle is 'abandoned' if the KPMA Parking Decal is expired more than three months); decal cost and guest-pass procedure unstated. Golf carts need an annual KPMA owner decal (one per unit, purchase price unstated, proof of liability insurance) plus a separate Margate registration sticker; owner-decal carts may not be rented. Contractors may buy a $10 one-day pass (newsletter). KPMA delivery hours 8am-8pm; cleaners must show ID at the gate.
Check-inunstated for guests. A POA front desk, security and pool attendant exist, but 'the front desk cannot provide access' to units and 'Margate Tower Staff will not provide access to lockboxes or units for regular cleanings'; the POA rents lockboxes (2026 Lockbox Rental Income $3,050) and an approved WiFi lock option is available on the owner portal.
Trashunstated for guests. A trash chute and dumpsters exist; contractors may not use them and must remove construction debris from the property.
ElevatorsContractors must use the service elevator; cleaning companies/individual cleaners must use the service elevator ONLY and enter through the loading dock service entrance; everyone is asked to use the 'beach elevator' for large items, beach chairs, carts, coolers and bicycles and when leaving the pool.
Housekeeping & linenOwner arranges. Cleaning hours 9:00 AM to 5:00 PM Sunday through Saturday ('Other than Hilton / hotel staff, there are no exception'). Cleaning companies must sign in/out at the front desk with name, company and units, park only in the front lot or P0/P2/P3, unload at the loading dock, and must file a Horry County business license, $1M general liability naming the association as additional insured, and workers compensation or they will not be authorized to clean (footnote: the GL and workers-comp items apply 'Unless exempt by Horry County and/or the State of SC, based on the size of the company'); 1st violation warning, 2nd violation barred from the building.
What the documents say (10)
“Failure to comply with an y of these rules shall be considered sufficient cause for any action deemed necessary by the Association, including the barring of violators from the pool area; as ONLY Margate Tower Homeowners (Members) and their Guests are allowed to use the pool facilities.”Margate Tower POA Rules and Regulations (2019), Section V, Pool Rules, p. 12
“The Owners' Lounge can be reserved by Members ONLY. The Owners' Lounge Facility is not intended for homeowner sponsored third party use without written Committee / Manager approval”Margate Tower POA Rules and Regulations (2019), Section III.A.1, Owners' Lounge, p. 5
“It is the owners' responsibility to provide access to the unit; the front desk cannot provide access.”Margate Tower POA Rules and Regulations (2019), Section XI.A.2, Contractor Rules, p. 22
“Margate Tower Staff will not provide access to lockboxes or units for regular cleanings.”Margate Tower POA Rules and Regulations (2019), Section XI.B.8, Cleaning Companies / Services, p. 23
“Cleaning companies and/ or individual cleaners must use the service elevator ONLY.”Margate Tower POA Rules and Regulations (2019), Section XI.B.5.a, p. 23
“Cleaning hours are 9:00 AM to 5:00 PM Sunday thru Saturday. Other than Hilton / hotel staff, there are no exception to these hours.”Margate Tower POA Rules and Regulations (2019), Section XI.B.1, p. 23
“Every Owner shall have the non-exclusive right, privilege and easement to the use and enjoyment of the Common Areas and such easement shall be appurtenant to and shall pass with the title to every Unit subject to the terms and conditions of this Declaration, the Bylaws of the Association, and rules and regulations adopted by the Board of Directors pursuant to said Bylaws.”KPMA Amended and Restated Declaration (2016), Section 3.2, Owner's Right to Enjoyment, p. 8
“Abandoned Vehicles - Vehicles are considered abandoned when the license plate is expired more than three (3) months; the KPMA Parking Decal is expired more than three (3) months; or the vehicle is in an obvious state of disrepair”KPMA Amended and Restated Rules and Regulations (Exhibit A), Towing, 1.a, p. 2
“34000-00 Lockbox Rental Income 3,450 3,050”2026 Approved Operating Budget, Income, p. 3
“An approved WiFi lock option is available on the owner's portal”2025 End of Year Newsletter, Friendly Reminders, p. 2
03

How much work lands on you?

Typical

What the rules make the owner personally responsible for: a local contact who answers in minutes, keys and passes, trash, fines for guest behaviour, vendor hours and elevators.

No response-time rule, local-contact requirement or trash hauling, but the owner must lodge a key or lock code with management (or be re-keyed at own cost), follow the standard-of-care policy (water and heater off when unoccupied, 10-year replacements, annual inspections), use only business-licensed and insured cleaners confined to 9-5 and the service elevator, file an application with up to $2,500 deposit for any in-unit work, and absorb escalating $100/$150/$200 fines with lien rights.

Local contactunstated (no local agent/contact requirement in these documents)
Response timeunstated (no response-time rule). Violation notices give 7 days to correct; the Association may enter to correct a violation on 30 days' notice at owner cost.
Locks & keysOwner must give the managing agent a workable key or lock access code (Master Key system; owner may opt out only by supplying a key). If none is provided, 7-day notice then re-key to the master system at owner's expense; forced entry in an emergency at owner's liability. Approved WiFi lock option available on the owner portal; Ring cameras or similar installations are not permitted. The POA rents lockboxes.
FinesFirst offense: notice with 7 days to correct or appeal. $100 fine on second notice, $150 for third offense, then $200 per violation until corrected; fines carry the Master Deed late fee ($25/month), interest, lien/foreclosure, collection and admin fees. Pet violations: $25 first violation increasing $25 each additional day. Owners are responsible for violations, fines and damages by contractors working on their behalf. Under the By-Laws a fine for an occupant's violation is first assessed against the occupant, then the Owner if unpaid. KPMA violations: KPMA fines and/or decal revocation. Owners' Lounge non-compliance fees $25-$250 from the $250 deposit.
Contractors & vendorsAny work in a unit requires an Architectural Modification Application before work starts; Board may require a security deposit up to $2,500; contractor license and $1M GL plus workers comp; Horry County permit for any plumbing/electrical/wall work. Contractors: sign in at front desk, loading dock, service elevator, no trash chute/dumpsters, work 9-5 Monday-Friday only, park in front lot after unloading. Cleaners: 9-5 daily, service elevator only, sign in/out, business license plus $1M GL naming the association plus workers comp (unless exempt by Horry County/SC based on company size) or not authorized; two strikes and barred. Balcony railing touch-up painting: POA supplies paint, owner/contractor does the work.
AlsoStandard of Care Policy: turn water off and hot water heater power off whenever unit is unoccupied; replace water heaters and washing machine hoses at 10 years; annual professional HVAC and appliance inspections; maintain fire extinguishers and smoke detectors. Owner maintains all in-unit HVAC, appliances, condensation lines, doors, windows, glass, screens and balcony surfaces/railings; POA may do omitted maintenance at owner cost and lien it. Owner pays the insurance-deductible portion on items the owner maintains. POA/pest contractor may enter monthly for pest spraying. Post-tension concrete: owner liable for all costs if drilling hits a cable. Window treatments must show white to the exterior; no grills of any kind on balconies or in units; nothing hung from railings or on entry doors; no welcome mats.
What the documents say (13)
“To facilitate immediate entry, the owner of each unit is required to provide a key (or lock access code) to said unit to the Managing Agent.”Margate Tower POA Rules and Regulations (2019), Section I.C, Unit Access Policy, p. 3
“If the Violation is not remedied within 7 days of notification, the Managing Agent, on beha lf of the Association, reserves the right to re-key the unit lock to the Master Key System at the individual owner's expense, so that the access is restored.”Margate Tower POA Rules and Regulations (2019), Section I.C, p. 3
“A fine will then be imposed in the amount of $100.00 for the second notice, and then a $150.00 fine for the third offense. After the third violation a fine will be imposed in the amount of $200 per violation, until such time as the violation is corrected.”Margate Tower POA Rules and Regulations (2019), Section XIII.B, Violation / Fine Policy, p. 26
“Owners will be responsible for violations, fines, and any damages by contractors working on their behalf, including any cleanup costs incurred by the Association.”Margate Tower POA Rules and Regulations (2019), Section XI.A.12, p. 22
“CLEANING COMPANIES MUST PROVIDE THE FOLLOWING DOCUMENTS TO THE ASSOCIATION OR YOU WILL NOT BE AUTHORIZED TO CLEAN IN THE BUILDING: a. Horry County Business License b. General Liability Insurance in the amount of $1 Million, naming the association as additional insured*. c. Workers Compensation Insurance*”Margate Tower POA Rules and Regulations (2019), Section XI.B, p. 24
“Violation Procedure: 1ST Violation = written warning; 2ND Violation = you will no longer be permitted to work in The Margate Tower.”Margate Tower POA Rules and Regulations (2019), Section XI.B, p. 24
“* Unless exempt by Horry County and/or the State of SC, based on the size of the company.”Margate Tower POA Rules and Regulations (2019), Section XI.B, footnote to insurance requirements, p. 24
“If unit is going to be unoccupied the owner or owner's agent of said unit is required to turn the wate r off to the unit and turn off the power to the hot water heater to prevent water leaks causing damage to common areas and other units.”Margate Tower POA Rules and Regulations (2019), Section XII.C.1, Standard of Care Policy, p. 25
“Water heaters that reach the age of 10 years shall be immediately replaced.”Margate Tower POA Rules and Regulations (2019), Section XII.C.2, p. 25
“The Association reserves the right, upon approval of an Application, to requi re a security deposit, in an amount not to exceed $2500.”Margate Tower POA Rules and Regulations (2019), Section X.C, Architectural Modification Requirements, p. 19
“In the event that any occupant of a Unit violates the Master Deed, By-Laws, or a rule or regulation and a fine is imposed, the fine shall first be assessed against the occupant; provided, however, if the fine is not paid by the occupant within the time period set by the Board, the Owner shall pay the fine upon notice from the POA.”Master Deed Exhibit E By-Laws, Article III, Section 23, Enforcement, p. 64
“Ring Cameras or similar installation are not permitted”2025 End of Year Newsletter, Friendly Reminders, p. 2
“The Association will fine owners not adhering to the pet rules beginning with $25.00 for the first violation and increasing another $25.00 for each day an additional violation occurs.”Margate Tower POA Rules and Regulations (2019), Pet Registration and Permission Form, p. 33
04

Is the money healthy?

Favorable

Whether the association can pay for the building without surprise bills: reserves, special assessments, insurance deductibles, how fast dues are rising, and how much of the fee passes through to a master association.

Reserves funded at 27% of budget, no dues increase for 2026, insurance down 6% and a transparent 8% KPMA pass-through with no special assessments stated, offset by very high absolute dues, insurance at 31% of budget with unstated deductibles, and a long list of planned capital projects without a reserve balance or study.

2026 budget$5,472,037
Dues change+0.0% on the year
Reserves27% of budget
Special assessmentsNone in the documents
InsuranceInsurance Expense budgeted $1,795,500 for 2025 and $1,686,500 for 2026 (down about 6.1%). The Master Deed requires the POA to carry casualty insurance on all Units and Common Elements at full replacement value (including windstorm and wind-driven rain), liability, workers comp, D&O and fidelity, to review adequacy at least every three years, and to budget a reserve for deductibles. An owner pays the deductible portion of any insured loss to items the owner maintains. No deductible amounts, carrier, or flood coverage are stated.
Passes through to a master association8% of the budget
DelinquencyAssessments due monthly on the 1st. Default on the due date; Board may accelerate the year's balance on 15 days' notice; after 30 days the POA may enforce by lien and foreclosure; delinquent amounts bear 18% interest plus a $25 late fee; owner personally liable for collection costs and attorneys' fees; POA may collect rent/appoint a receiver on a delinquent unit. KPMA late charge $25 per month, KPMA lien superior to the POA lien. 2026 Bad Debt budget $3,500 (2025: $1,000). Statement-of-account fee set by the Board (KPMA statement up to $50).
What the documents say (12)
“2026 Budget - A copy of your approved 2026 budget is enclosed. We are excited to share there are no increases on the your monthly dues!”2025 End of Year Newsletter, p. 1
“30100-00 Regular Assessments 5,028,872$ 5,018,420$ ... KPMA Assessment (without cable) 440,124 450,567 Total Income 5,472,446$ 5,472,037$”2026 Approved Operating Budget, Income, p. 3
“83300-00 Insurance Expense 1,795,500 1,686,500”2026 Approved Operating Budget, General and Administrative, p. 3
“45-39500-00 General Reserves Contribution 1,460,000 1,480,000”2026 Approved Operating Budget, Other Expenses, p. 3
“06 0.00299 28 1,409$ 149.00$ 0.35$ 44.28$ 1,217$ 1,409”2026 Approved Operating Budget, Monthly dues table by unit type (columns: % ownership, # units, 2025 monthly dues, KPMA, cable common, cable unit, 2026 regular dues, 2026 total monthly dues), p. 3
“02 0.00458 28 2,059$ 149.00$ 0.35$ 44.28$ 1,865$ 2,059”2026 Approved Operating Budget, Monthly dues table, p. 3
“Planned Projects: 10 Year roof anchor inspection Pool side walkway repairs Garage floor - recoating quotes Uniform updates Expansion joint project Gas line replacement Mailroom renovations Garage concrete repairs”2025 End of Year Newsletter, Project Updates, p. 2
“When in default, the delinquent Assessment or delinquent installment thereof due to the POA shall bear interest at the rate of eighteen (18%) percent per annum until such delinquent Assessment or installment thereof, and all interest due thereon, has been paid to the POA. Further, a late fee of Twenty Five and No/100 ($25.00) Dollars shall be assessed from the date such unpaid portions become due and payable.”Master Deed, Article XXXI.K, p. 27
“No monies in such Reserve Fund for Replacements shall be used to meet other needs or requirements of the POA in operating or managing the Condominium or for normal or regular maintenance of the Common Elements except upon the affirmative vote of at least seventy five (75%) percent of the Board of Directors of the POA. In the event that the Board of Directors should authorize the use of any portion of the funds constituting reserve funds, it must thereafter levy a special Assessment for the replenishment of such reserve funds within ninety (90) days after the use of such reserve funds.”Master Deed, Article XXXI.G, p. 26
“the Owner of such Unit shall be, in said instance, required to pay such portion of the costs of such maintenance, repair and replacement as shall, by reason of !be.applicability of any deductibility provision of suc;h insurance, exceed the amount of the insurance proceeds applicable to such maintenance, repair or replacement.”Master Deed, Article XXIV, p. 18
“Both annual and special assessments shall be charged in equal amounts to all Units.”KPMA Amended and Restated Declaration (2016), Section 5.8, Uniform Rate of Assessment, p. 16
“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Elements or for the purpose of funding budgetary shortfalls, without the approval of the membership; provided, however, the Board shall obtain Voting Member approval by majority vote for special Assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, and the total amount of such borrowing exceeds or would exceed five (5%) percent of the budgeted gross expenses of the POA for that fiscal year.”Master Deed Exhibit E By-Laws, Article III, Section 21, Borrowing, p. 63
05

Who's really in charge?

Typical

Who holds the power the documents hand out: an owner-elected board, or a developer or commercial-unit owner with deed-level rights over rentals, guest services and the building's name.

Owner-elected five-member board with developer control expired by 12/31/2024, no rental or guest-service monopoly and only a maid's-closet commercial unit at the Margate level, but the master association is controlled by the hotel Declarant with owners having no direct KPMA membership, a 70% deed amendment threshold, board borrowing without a vote, and a binding arbitration clause.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
Commercial unitYes, with its own deed rights
BoardBoard of 3 to 5 directors; after termination of Grantor (Class II) control the Board is 5 owner-elected directors serving staggered two-year terms, nominated by a Nominating Committee with floor nominations, removable by majority vote of members. Grantor's right to designate a majority of directors and its Class II membership terminated no later than December 31, 2024. Board meetings open to members. Management contracts max one year, terminable without cause on 90 days' notice.
Developer rightsMargate Grantor (Margate Towers at Kingston Plantation, L.L.C.) reserved: phases II-IV (option expired 20 years from Aug 2004 filing), Class II voting (4 votes per unit owned) and board control until no later than 12/31/2024, veto over board actions while Class II exists, consent rights over amendments to its reserved rights and to the reserve and common-element maintenance sections, sales/marketing use of units and signage while it owns units, and ownership of Commercial Unit C-1. KPMA Declarant (FelCor Myrtle Kingston Hotel, L.L.C.) appoints all KPMA directors while it owns a Controlling Interest (10%+ of the Property area), is exempt from Article VIII use restrictions and (per the KPMA rules header) declares itself exempt from the KPMA rules, and may amend the KPMA Declaration without any owner, mortgagee or sub-association vote for governmental, title/mortgage-insurance or similar compliance purposes (Sec. 9.2). The KPMA rules excerpt names 'Kingston Resort Owner LLC' as Declarant, apparently the successor to FelCor.
Commercial-unit rightsCommercial Unit C-1 (maid's closets on each floor plus a storage area by the loading dock, 0.08995% interest) is retained by the Grantor. No deed-level grant of exclusive rental, front desk, or guest-service rights to the commercial unit or any operator is stated. KPMA Declaration Sec. 2.3 prohibits any sub-association regulation that 'prohibits limits or obstructs public access to the Common Areas or the commercial Parcels within the Development or any parking within the Development'; the KPMA board may lease or grant licenses/concessions over KPMA property.
VotesOne class of owner (Class I) votes weighted by percentage interest in the Common Elements (0.299% to 0.458% per residential unit); co-owners designate one Voting Member; proxies allowed; quorum is more than 50% of the total vote; 'majority' means more than 50% of the total number of Units. Owners are not members of KPMA: KPMA members are the sub-associations (and the Declarant while it has a Controlling Interest); Margate's KPMA representative is a board member.
Changing the deedMaster Deed: proposed by Board majority or owners of a majority of units, adopted by owners of 70% of the Units at a special meeting; changes to percentage interests or assessment basis need all owners and mortgagees; Grantor consent needed for its reserved rights. By-Laws: 70% of total votes including 70% of non-Grantor votes. Termination: unanimous owners and lienholders. KPMA Declaration: 2/3 of Member votes; KPMA rules changed by the KPMA Board.
Disputes or lawsuitsNo litigation, dispute or pending claim is mentioned in any document. 2026 Legal/Professional Services budget is $3,000 (2025: $6,400). The Master Deed contains a binding, irrevocable arbitration clause (S.C. Uniform Arbitration Act) covering all disputes under the Master Deed or between Grantor and owners. KPMA Declaration Sec. 4.6 (p. 11) makes the KPMA Board's determination of any disagreement between owners over the Property or the Declaration final and binding.
What the documents say (11)
“The power of the Granter to designate Directors as above referred to shall terminate no later than December 31, 2024, notwithstanding the fact that additional Phases may subsequently be added to Margate Tower at Kingston Plantation Horizontal Property Regime.”Master Deed, Article XXXVI, p. 34
“At the first annual meeting after the termination of Class II control, five (5) Directors shall be elected. Three of the Directors, elected pursuant to this Section, shall be elected to serve for a term of two (2) years. Two (2) of the remaining Directors shall be elected to serve for a term of one (1) year.”Master Deed Exhibit E By-Laws, Article III, Section 6, p. 58
“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of Owners of seventy (70%) percent of the Units in the Condominium in order for such amendment or amendments to become effective.”Master Deed, Article XXXIII, p. 31
“Grantor shall ret13in ownership of a.Commercial Unit desi~nated on the plans as Unit "C-1 ". Unit C-1 shall include maid's closets located on each floor and shall also include a storage area located on the first level near the loading dock also identified on the plans as Unit "C-1 ".”Master Deed, Article XVII, p. 13
“Margate Tower at Kingston Plantation Property Owners Association, Inc., shall be subject to and subordinate to the provisions of the Declaration, the Master Association and the By-Laws of the Master Association and to rules and actions adopted or undertaken thereunder, and no action of the Board of Directors, the Co-Owners or the manager of the POA shall be in contradiction, abrogation or substitution of the provisions, rules or actions of the Master Association.”Master Deed, Article XVI, Subordination, p. 12
“IN THE EVENT THAT A DISPUTE OR CLAIM SHALL ARISE WITH RESPECT TO ANY OF THE TERMS OR PROVISIONS OF THIS MASTER DEED, OR A DISPUTE BETWEEN GRANTOR AND ANY ONE OR MORE UNIT OWNERS SHALL ARISE, ALL DISPUTES OR CLAIMS SHALL BE RESOLVED IN ACCORDANCE WITH THE SOUTH CAROLINA UNIFORM ARBITRATION ACT UNDER S.C. CODE ANN. SECTION 15-48-10(A).”Master Deed, Article XLI, Arbitration, p. 36
“Members of the Association, No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”KPMA Amended and Restated Declaration (2016), Section 4.1, p. 10
“Prior to loss of Controlling Interest by Declarant. For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”KPMA Amended and Restated Declaration (2016), Section 4.2.2, p. 11
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenan ts, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Header, every page
“Neither Declarant, the Association nor any Subordinate Association shall adopt any regulation or modify or amend the Declaration or the Bylaws or any Subordinate Declaration or the Bylaws of any Subordinate Association which prohibits limits or obstructs public access to the Common Areas or the commercial Parcels within the Development or any parking within the Development.”KPMA Amended and Restated Declaration (2016), Section 2.3, Plan of Development, p. 7
“Such amendment must be approved by Members of the Association holding at least two-thirds (2/3) of the total votes of the Association”KPMA Amended and Restated Declaration (2016), Section 9.1.2, p. 27
03 Pros and cons

For the owner who runs it themselves.

The same building reads very differently to an owner on the rental program and an owner on Airbnb. This list is for the second one.

Working for you

  • Short-term rentals are expressly allowed with no minimum stay for 215 of the 251 residential units, and nothing requires use of an on-site rental program or imposes advertising or disclaimer rules (Master Deed, Art. XVII)
  • Pool and hot tub are open to owners and their guests with no rule distinguishing renters from other guests, and a POA front desk, security and pool attendant are on site; the Master Deed treats renters as permitted occupants (Rules Sec. V, p. 12; Master Deed Art. XVII, p. 13)
  • Owner-elected five-member board with staggered two-year terms; the developer's board-control and Class II voting rights expired no later than December 31, 2024 (Master Deed Art. XXXVI; By-Laws Art. III Sec. 6)
  • No deed-level monopoly on rentals, keys or guest services; the retained Commercial Unit is only maid's closets and a storage room (Master Deed Art. XVII)
  • Reserve contribution of $1,480,000 is 27% of the 2026 budget, reserves must be kept in a separate account and need a 75% board vote plus a replenishment assessment to be diverted (Budget 2026 p. 3; Master Deed Art. XXXI.G)
  • No dues increase for 2026; residential monthly dues are identical to 2025 (Newsletter p. 1; Budget 2026 p. 3)
  • Insurance premium budgeted 6% lower for 2026 ($1,686,500 vs $1,795,500) (Budget 2026 p. 3)
  • The KPMA pass-through is itemized at $149.00 per unit per month and charged equally to all units (Budget 2026 p. 3; KPMA Declaration Sec. 5.8)
  • Dues include in-unit cable ($44.28/mo), water and sewer, trash, monthly interior pest control and a termite bond, and building insurance on the units themselves (Budget 2026 p. 3; Master Deed Art. XXV, XXVIII)
  • The POA rents lockboxes and offers an approved WiFi lock option, which supports remote self-check-in (Budget 2026 p. 3; Newsletter p. 2)
  • Fines for a tenant's or guest's violation are assessed first against the occupant and only fall on the owner if unpaid (By-Laws Art. III Sec. 23, p. 64)
  • Management contracts are limited to one year and terminable without cause on 90 days' notice; no developer-era contract binds the POA without a 90-day out (By-Laws Art. III Sec. 19 and 22)
  • Transient paying guests are expressly recognized as Occupants with use of KPMA Common Areas, and KPMA may not adopt rules that obstruct public access to common areas, commercial parcels or parking (KPMA Declaration Sec. 1.1.17, 2.3, 3.2)
  • Bicycle storage is provided at no additional charge (Rules Sec. IV, p. 10)

Watch-outs

  • Units on floors 4, 5, 28 and 29 (36 units) may not be leased for less than 30 consecutive days under any circumstances; confirm the floor before buying (Master Deed Art. XVII, p. 13)
  • Renters and guests may never keep pets; only owners may, and only with POA registration and a tag; pet fines start at $25 and rise $25 per day (Master Deed Art. XVIII, p. 14; Rules Sec. VI, p. 13; Pet form p. 33)
  • Housekeepers must file a Horry County business license, $1M general liability naming the association as additional insured, and workers comp (the two insurance items unless exempt under county/state rules based on company size) or they are not allowed to clean; cleaning only 9 am-5 pm, service elevator only, sign in/out; second violation bars them from the building (Rules Sec. XI.B, pp. 23-24)
  • Staff will not open units or lockboxes and the front desk cannot provide access; the owner must supply guest and vendor access, and Ring-type cameras are not permitted (Rules Sec. XI, pp. 22-23; Newsletter p. 2)
  • Owner must give the managing agent a key or lock code; if not, the POA re-keys the unit to its master system at the owner's expense and may force entry in an emergency (Rules Sec. I, p. 3; Master Deed Art. XX)
  • Standard of Care Policy requires water and water-heater power shut off whenever the unit is unoccupied, water heater and washer hoses replaced at 10 years, and annual professional HVAC and appliance inspections (Rules Sec. XII, p. 25)
  • Escalating fines of $100, $150, then $200 per violation plus $25/month late fees, lien and collection costs; the owner is liable for fines and damage caused by contractors working for them (Rules Sec. XIII, p. 26; Sec. XI.A.12, p. 22)
  • Any work inside a unit needs an Architectural Modification Application before it starts, with a possible deposit of up to $2,500, licensed and insured contractors, and county permits for plumbing, electrical or walls (Rules Sec. X, pp. 19-21)
  • Insurance is the largest budget line at $1,686,500 (30.8% of the budget); deductibles, wind/named-storm terms and flood coverage are not stated, and owners pay the deductible share on items they maintain (Budget 2026 p. 3; Master Deed Art. XXIV, p. 18)
  • Monthly dues are high in absolute terms, $1,409 to $2,059 per residential unit ($16,908 to $24,708 per year) (Budget 2026 p. 3)
  • Large planned capital projects (expansion joint, gas line replacement, garage concrete repairs, garage floor recoating, roof anchor inspection) with no reserve balance or reserve study provided (Newsletter p. 2)
  • The Board may borrow without a member vote for repairs or budget shortfalls, and may levy additional assessments at its sole discretion when it deems revenue insufficient (By-Laws Art. III Sec. 21, p. 63; Master Deed Art. XXXI.E, p. 25)
  • Owners are not members of the master association; the KPMA Declarant (hotel owner) appoints all KPMA directors while it holds a Controlling Interest, declares itself exempt from the KPMA rules, and KPMA fines and decal revocation apply to owners (KPMA Declaration Sec. 4.1, 4.2.2; KPMA Rules Exhibit A header)
  • The KPMA lien is superior to the POA lien and KPMA assessments are charged equally per unit regardless of size (KPMA Declaration Sec. 5.8, 5.11)
  • KPMA bans motorcycles, boats, personal watercraft, slingshots and mopeds at any time and allows trailers only in a paid KPMA lot ($25/day, max 7 days, none during bike rallies) (KPMA Rules Exhibit A, pp. 1-2)
  • KPMA requires an owner who leases to furnish the lessee's name and address to the Association in writing (KPMA Declaration Sec. 9.10, p. 29)
  • Binding arbitration clause for all disputes under the Master Deed, and the KPMA Board's determination of owner disagreements is final (Master Deed Art. XLI, p. 36; KPMA Declaration Sec. 4.6)
  • Amending the Master Deed takes 70% of all units, so unfavorable rules are hard to change but so are favorable ones (Master Deed Art. XXXIII, p. 31)
  • The master deed copy is missing By-Laws pages (officers, committees, records) and the KPMA bylaws exhibit is absent; obtain complete copies (Master Deed Exhibit E; KPMA Declaration Exhibit B)
04 The money

What you pay, and where it goes.

An HOA fee is a share of a budget. The budget tells you whether the fee is buying upkeep or catching up on it.

Regular assessments, 2026

Unit typePer monthPer year
Unit type 01 (0.00416 interest, 25 units)$1,887$22,644
Unit type 02 and L02 (0.00458 interest, 29 units)$2,059$24,708
Unit type 03 (0.00394 interest, 28 units)$1,798$21,576
Unit type 04 (0.00399 interest, 28 units)$1,817$21,804
Unit type 05 (0.00400 interest, 28 units)$1,823$21,876
Unit type 06 (0.00299 interest, 28 units)$1,409$16,908
Unit type 07 (0.00412 interest, 28 units)$1,872$22,464
Unit type 08 (0.00368 interest, 28 units)$1,690$20,280
Unit type 09 (0.00434 interest, 28 units)$1,959$23,508
Unit type L03 (0.00447 interest, 1 unit)$2,012$24,144
Commercial unit C-1 (0.00090 interest, 1 unit; 2025 monthly was $556, no unit cable)$516$6,192

What the dues cover

KPMA master assessment ($149.00 per unit per month, 2026)Cable TV for units ($44.28 per unit per month) and common cableWater and sewer ($245,000)Electricity ($220,000; in-unit metering unstated; building has a rooftop cooling tower serving all units)Fuel/gas ($56,000) and water conditionerTrash removalInterior pest control (monthly in-unit spraying) and termite bondBuilding/casualty insurance on units and common elementsElevator, fire alarm/sprinkler, HVAC system, generator, pool and window cleaning contractsMaintenance staff, security/monitoring, management servicesBicycle storage at no additional charge

Where the budget goes

Insurance Expense$1,686,500 · 31%
General Reserves Contribution$1,480,000 · 27%
Maintenance Staff$625,000 · 11%
KPMA Assessments$450,567 · 8%
Water and Sewer$245,000 · 4%
Electricity$220,000 · 4%
Cable (units)$133,368 · 2%
The figures, in the documents' words (12)
“2026 Budget - A copy of your approved 2026 budget is enclosed. We are excited to share there are no increases on the your monthly dues!”2025 End of Year Newsletter, p. 1
“30100-00 Regular Assessments 5,028,872$ 5,018,420$ ... KPMA Assessment (without cable) 440,124 450,567 Total Income 5,472,446$ 5,472,037$”2026 Approved Operating Budget, Income, p. 3
“83300-00 Insurance Expense 1,795,500 1,686,500”2026 Approved Operating Budget, General and Administrative, p. 3
“45-39500-00 General Reserves Contribution 1,460,000 1,480,000”2026 Approved Operating Budget, Other Expenses, p. 3
“06 0.00299 28 1,409$ 149.00$ 0.35$ 44.28$ 1,217$ 1,409”2026 Approved Operating Budget, Monthly dues table by unit type (columns: % ownership, # units, 2025 monthly dues, KPMA, cable common, cable unit, 2026 regular dues, 2026 total monthly dues), p. 3
“02 0.00458 28 2,059$ 149.00$ 0.35$ 44.28$ 1,865$ 2,059”2026 Approved Operating Budget, Monthly dues table, p. 3
“Planned Projects: 10 Year roof anchor inspection Pool side walkway repairs Garage floor - recoating quotes Uniform updates Expansion joint project Gas line replacement Mailroom renovations Garage concrete repairs”2025 End of Year Newsletter, Project Updates, p. 2
“When in default, the delinquent Assessment or delinquent installment thereof due to the POA shall bear interest at the rate of eighteen (18%) percent per annum until such delinquent Assessment or installment thereof, and all interest due thereon, has been paid to the POA. Further, a late fee of Twenty Five and No/100 ($25.00) Dollars shall be assessed from the date such unpaid portions become due and payable.”Master Deed, Article XXXI.K, p. 27
“No monies in such Reserve Fund for Replacements shall be used to meet other needs or requirements of the POA in operating or managing the Condominium or for normal or regular maintenance of the Common Elements except upon the affirmative vote of at least seventy five (75%) percent of the Board of Directors of the POA. In the event that the Board of Directors should authorize the use of any portion of the funds constituting reserve funds, it must thereafter levy a special Assessment for the replenishment of such reserve funds within ninety (90) days after the use of such reserve funds.”Master Deed, Article XXXI.G, p. 26
“the Owner of such Unit shall be, in said instance, required to pay such portion of the costs of such maintenance, repair and replacement as shall, by reason of !be.applicability of any deductibility provision of suc;h insurance, exceed the amount of the insurance proceeds applicable to such maintenance, repair or replacement.”Master Deed, Article XXIV, p. 18
“Both annual and special assessments shall be charged in equal amounts to all Units.”KPMA Amended and Restated Declaration (2016), Section 5.8, Uniform Rate of Assessment, p. 16
“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Elements or for the purpose of funding budgetary shortfalls, without the approval of the membership; provided, however, the Board shall obtain Voting Member approval by majority vote for special Assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, and the total amount of such borrowing exceeds or would exceed five (5%) percent of the budgeted gross expenses of the POA for that fiscal year.”Master Deed Exhibit E By-Laws, Article III, Section 21, Borrowing, p. 63
05 Rules your guests will feel

What to put in the house manual.

Fines for these land on the owner, not the guest.

PetsOwners only: companion pets (fish, birds, domesticated cats, dogs, other small mammals); renters and guests may never keep pets in a unit or common area. Owners must register each pet with photo and vaccination proof and display the POA pet tag; leash or carry on common property; no pets in the pool area; Board may order a nuisance pet removed permanently. KPMA: no animals kept in Common Areas; only commonly recognized house pets.
OccupancyResidential use only. No occupancy cap stated. Owners' Lounge max 70 people; children under 12 must be supervised at the pool; under-18s in the lounge need an adult.
SmokingNo smoking inside the building, in the Owners' Lounge, within the pool fence enclosure or within 30 feet of the building (tobacco and vapor cigarettes included).
ParkingGarage plus surface lots (Common Elements). Park only in designated spaces; no commercial vehicles, trailers, campers/RVs or oversized vehicles (over 20 ft long, 6'8" wide or 7'6" high, or more than six wheels) overnight 6 pm-6 am; boats never; no inoperative or unregistered vehicles; 30-minute unloading zones; fire lane in front of the building; no long-term parking (more than 15 days) in the first eight spaces on each side of the entry doors on any garage level; golf carts only on garage levels P-2 and above; 48-hour violation sticker then tow. KPMA parking decal required; KPMA: trailers only in the designated KPMA lot at $25/day up to 7 days (none during bike rallies), motorhomes/campers 24 hours at $25 and may not be occupied; towing per KPMA procedure.
Golf carts, motorcycles, trailersGolf carts: KPMA annual owner decal (one per unit, insurance proof, driver 16+ and licensed, no rental of owner-decal carts, charge only at approved stations, lights after dark) plus Margate registration sticker; parked away from building entrances; carts without stickers are booted. Boats, personal watercraft, motorcycles, slingshots and mopeds may NOT be parked in Kingston Plantation at any time (KPMA rules); KPMA board may bar entry of motorcycles, motor homes and trailers.
GrillsNo grills of any kind in a unit or on balconies/limited common elements; no cooking devices on any common or limited common element except POA-designated areas.
Ageunstated (no age restriction on owners or renters)
AlsoNo structural or exterior changes, balcony enclosures, screen/storm doors, hurricane shutters, awnings, antennas visible from outside (small dishes per FCC-type rules), clotheslines, signs (including 'For Sale'), items hung from railings, holiday decorations on doors, welcome mats, storage on balconies; window treatments white to the exterior; nothing thrown from balconies; no noise on balconies; shirts and shoes in lobby/elevators, no sand or wet beach gear in lobby; no private pool parties; no items left in halls; contractor work 9-5 weekdays; KPMA quiet hours and delivery hours 8am-8pm; no use of the back gate; KPMA bars exterior speakers, horns or other sound devices anywhere in the Development (KPMA Declaration Art. VIII, p. 26); no timeshares (Master Deed Art. XVII; KPMA Declaration Sec. 3.14).
06 Before you write an offer

What to ask the association for.

The documents we had leave these open. Ask for them in the due-diligence period and the score firms up.

Documents read October 2026. Full read: Deed, rules and the money were all on file.

Read this before relying on anything aboveEvery statement on these pages is read from the association's own recorded documents, named on the page, as they stood on the date shown. Boards amend rules, budgets change every year, and a recorded amendment can change a score overnight. Confirm anything you would rely on with the association or your closing attorney before you write an offer. This is not legal, tax or investment advice.
The next step

Have the documents read
for the building you are weighing.

This page says what the association's documents allow, require and cost. It cannot tell you which unit is listed this week, or what the seller's estoppel will say. Tell us the resort and we will read its documents against this framework, or pull them if you are under contract.

We use the numbers on this page to answer you specifically. No list, no drip sequence — a person reads it.