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 7 association documents dated 1987–2026: South Hampton Horizontal Property Regime — South Hampton. 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
76OUT 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?Favorable
Is the money healthy?Favorable
Who's really in charge?Favorable
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 of South Hampton Horizontal Property Regime1987· partialFirst Amendment (April 1987) and Second Amendment (1988) to Master Deed of South Hampton Horizontal Property Regime1988· partialBylaws of South Hampton Home Owner's Association, Inc. (Exhibit R to Master Deed)1987· partialSouth Hampton Property Owners Association, Inc. Rules and Regulations, Revised April 17, 2023 (recorded 06/06/2023, Deed Book 4687 page 1875)2023December 2025 owner letters: management transition to Empress Management, LLC effective January 1, 2026, Owner Information Form, 2026 budget summary letter, and 2026 Approved Operating Budget vs 20252026Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (Kingston Plantation Master Association, effective February 20, 2016, recorded May 23, 2016, Deed Book 3917 page 837)2016· partialKingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations, Exhibit A (trailer/vehicle parking, towing, golf carts, extraordinary events)
✓Master deed / declarationOn file
✓BylawsOn 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 South Hampton Horizontal Property Regime (South Hampton Home Owners' Association, Inc., renamed South Hampton Property Owners Association, Inc. by the 1988 Second Amendment). 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.) → 60Margate Tower at Kingston Plantation Horizontal Property Regime (Margate Tower at Kingston Plantation Property Owners Association, Inc.) → 68North 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.) → 56St. 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 is expressly allowed with no minimum stay, no on-site program and no advertising rules, and off-site or self management is contemplated; one point off because the Board can impose use/occupancy regulations and amend rules without notice or owner vote, leases must be written, and KPMA wants lessee notice.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated (no owner-use cap; residential use only, no business or commercial use in the unit)
RegistrationNo South Hampton rental registration program is stated. KPMA Declaration 9.10 requires an owner who leases a unit to furnish the lessee's name and address to the Association in writing (drafted for long-term leases; application to nightly rentals unstated). The management company's Owner Information Form asks whether the unit is a rental and for the name of any rental management company. Guests/tenants must register with KPMA Security at the Main Gate for a windshield placard. Pets must be registered (owners only; tenants may not have pets).
Advertising rulesOnly signage: no signs, flags or advertising devices displayed to public view on or for any unit without Board consent (Master Deed 5.1(i)); KPMA 8.8 bars signs/advertising posters in windows or on exteriors without Architectural Standards Committee permission. No rules on resort name, photos or listing wording.
Disclaimer in your listingNot required
Vote to change rental rulesThe rental permission sits in the Master Deed (5.1(g)); Master Deed and Bylaws amendments require 'the affirmative vote of the Co-Owners of all of the voting interests' (reads as all voting interests; a percentage may be lost to OCR) plus Declarant consent while Declarant owns any unit (9.2). However the Board alone may adopt 'reasonable regulations concerning the use and occupancy of the Units' (5.1(h)) and the Rules may be amended by the Boards 'with or without notice' (Rules 26), so rental-related rules could change without an owner vote.
What the documents say (12)
“(g) Entire Units may be rented, leased or subleased. Any lease agreements shall provide that the terms and conditions of the same shall be subject in all respects to the provisions of the Master Deed and the Bylaws and that any failure by the lessee to comply with the terms of such documents shall constitute a default under the lease. All leases shall be in writing.”Master Deed of South Hampton HPR, Article V, Section 5.1(g), p.18
“(a) The Project shall be used only for residential purposes. (b) No business shall be allowed upon the Project, nor any use or practice which shall be a nuisance to residents or which interferes with the peaceful possession and proper use of the Project by other residents.”Master Deed of South Hampton HPR, Article V, Section 5.1(a)-(b), p.18
“(h) Reasonable regulations concerning the use and occupancy of the Units may be promulgated from time to time by the Board of Directors.”Master Deed of South Hampton HPR, Article V, Section 5.1(h), p.18-19
“9. GUEST/ TENANT, refers to family or friends of the homeowner/ those renting from a homeowner or rental management company.”South Hampton Rules and Regulations 2023, Introduction, Definitions 9, p.3
“3. RENTING/ LEASING: a. Guests/ Tenants are required to adhere to South Hampton rules and regulations. b. Unit occupancy is determined by sleeping capacity. c. The responsibility for damage by guests/ tenants to common properties and facilities of either South Hampton or KPMA rests with the condo unit Owner, as do any and all fines levied upon guests/ tenants for non-compliance. d. It is the condo unit Owner's responsibility to see that their guests/ tenants obey the rules and regulations.”South Hampton Rules and Regulations 2023, Rule 3, p.4
“4. USE: All South Hampton units are limited to residential use only. Commercial use of any kind is prohibited.”South Hampton Rules and Regulations 2023, Rule 4, p.4
“26. RULES AND REGULATIONS AMENDMENTS: The BODs of KPMA and South Hampton Property Owners Association reserve the right to amend or revoke any rules and regulations with or without notice.”South Hampton Rules and Regulations 2023, Rule 26, p.9
“9.2 By Co-Owners. This Master Deed and the Bylaws may be amended from time to time by resolution adopted by the affirmative vote of the Co-Owners of all of the voting interests subject to the following conditions:”Master Deed of South Hampton HPR, Article IX, Section 9.2, p.24
“1.1.17 "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.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article I, Section 1.1.17, p.5
“3.14 Prohibition of Time Shares. There shall be no time share ownership, lease, or sales of any portion of the Property, or any part thereof or interest therein, nor shall any person acquiring any interest in the Property, or any part thereof, seek to establish such time share ownership of any Property.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article III, Section 3.14, p.10
“9.10 Notice of Sale, Lease or Mortgage. 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.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.10, p.29
“RENTAL INFORMATION: NAME OF RENTAL MANAGEMENT COMPANY:”December 2025 owner letter packet (Owner Information Form), p.4
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 same three pools as owners, but there is no front desk or key service, guests cannot use the garage or bring pets, and they must obtain a placard at the KPMA security gate.

Amenities for your guestsMost, not all
Off limits to your guestsUnderbuilding parking garage (homeowners only; guests/tenants must park in outdoor KPMA lots), Homeowners Conference Room (homeowners only), Owner-decal golf carts may not be rented to guests (KPMA Exhibit A), Pets (guests/tenants may not bring pets except service animals and ESAs)
Wristbands & parking passesNo wristbands mentioned. Parking: no assigned spaces anywhere on the Plantation. Each unit receives two KPMA annual windshield decals; homeowners also receive two special-colored South Hampton garage decals from the management company (one garage space per unit while occupying; vehicle must move outside if away more than 14 consecutive days). Guests/tenants register with KPMA Security at the Main Gate for a windshield placard that must be displayed; cost unstated. Trailer parking $25/day up to 7 days; motorhomes/campers $25 up to 24 hours; motorcycles, scooters, mopeds, boats and personal watercraft prohibited. EV charging requires registration and an annual fee billed to the owner.
Check-inowner handles (no front desk, check-in or key service is described in any document; the only staffed point is the KPMA security gate for parking placards)
TrashTrash chutes on each floor; dumpsters in the garage for large items; all trash in tied bags; cardboard broken down into dumpsters; items too large for the dumpster must be hauled off-site by the homeowner; furniture/appliances left at dumpster area draws a fine to the homeowner.
ElevatorsThree elevators per Master Deed 2.2; no service-elevator or guest-elevator restrictions stated. Contractors and cleaning staff may not use the building's luggage/grocery carts and must not leave carts in hallways or elevators.
Housekeeping & linenNo linen or housekeeping service provided by the association. Unit cleaning companies must bring their own carts small enough to fit in the unit, may not use building carts, may not work out of hallways, and must bag trash into the chute or garage dumpster.
What the documents say (9)
“There are three (3) swimming pools available to South Hampton homeowners, guests/ tenants. These pools are the South Hampton private pool located between South Hampton and Embassy Suites, the pool located between St. James Park and Gloucester Terrace, and the oceanfront Beach Club pool located between North and South Hampton.”South Hampton Rules and Regulations 2023, Rule 18, p.8
“b. The South Hampton swimming pool is restricted to homeowners, guests/ tenants of South Hampton.”South Hampton Rules and Regulations 2023, Rule 18(b), p.8
“All units will be provided with two KPMA annual windshield decals for access. Guests/ tenants are required to register with Security at the Main Gate to obtain a windshield placard. The placard must be visibly displayed while in Kingston Plantation.”South Hampton Rules and Regulations 2023, Rule 13, p.6
“a. Underbuilding garage is for Homeowners only, not for guests/ tenants. b. One parking space per homeowner condo unit while occupying your condo. c. Homeowners must move their vehicle to outside parking if they leave the property for more than 14 consecutive days. d. It is the homeowner's responsibility to advise their guests/ tenants they are not permitted to park in the underbuilding parking garage.”South Hampton Rules and Regulations 2023, Rule 13, Homeowners Underbuilding Parking Rules, p.7
“Guests/ Tenants are not permitted to bring pets of any kind within the South Hampton property except for Service Animals and Emotional Support Animals (ESA).”South Hampton Rules and Regulations 2023, Rule 2, p.4
“South Hampton provides luggage and grocery carts for the convenience of homeowners, guests/ tenants within the South Hampton. They are not to be removed from the South Hampton building or the South Hampton parking lot.”South Hampton Rules and Regulations 2023, Rule 8, p.5
“a. Trash chutes are located on each floor of the building. b. Dumpsters are located in the garage area for items too large to fit in the trash chutes. Items too large to fit in the dumpster; is the homeowner's responsibility to haul to an off-site trash facility or schedule a pickup from an off-site hauling company.”South Hampton Rules and Regulations 2023, Rule 21, p.8
“d. Golf Carts with Owner Decals may not be rented on Kingston Plantation.”KPMA Amended and Restated Rules and Regulations, Exhibit A, Golf Carts 1(d), p.3
“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.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article II, Section 2.3, p.7
03

How much work lands on you?

Favorable

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 local-contact, response-time, key or registration regime; trash goes down chutes; the extras are warning guests about parking, the owner's liability for all guest/contractor fines, cleaning-crew/contractor rules and weather-notice balcony clearing.

Local contactunstated (no local agent or contact requirement; the Owner Information Form asks for a rental management company name if any)
Locks & keysunstated (no lock, key or key-card rules; balcony/windows and exterior changes need approval)
FinesOwner pays all fines levied on guests/tenants and all damage they cause to South Hampton or KPMA property (Rules 3c). Owner also liable for contractor violations, fines, damage and cleanup costs (Rules 12p). Fine amounts are not stated in any document; KPMA Exhibit A says violations are 'subject to the KPMA fines and/or decal revocation' and the budget letter mentions 'CC&R violation fines' being added to owner accounts. Leaving furniture/appliances at the dumpster 'will result in a fine to the homeowner'. Pet fee for non-service animals and annual EV/golf-cart charging fees are billed to the owner's account. Late assessment charge $25 per month (Master Deed 4.6); payments are late if not received by the 10th and the POA will not waive late fees. Violations are reported to the managing agent and 'reviewed with the BOD' (Rules 25); no hearing, notice or appeal procedure and no dollar amounts are stated. KPMA Declaration 9.3 makes rule violations grounds for fines, suspension of the regime's KPMA voting rights and injunctive relief, with the violating party paying all enforcement costs including attorneys' fees.
Contractors & vendorsContractors must sign in/out at the maintenance office, work only Monday-Saturday 8:00 AM-5:00 PM (no Sundays/holidays except emergencies), park outdoors (not in garage or driveways), bring their own carts, remove all waste off-property (no chutes/dumpsters), sign the rules, and give the managing agent a business/contractor license, general liability and workers' comp certificates before starting. Interior work touching electrical, plumbing, exterior or support walls needs an Architectural Modification Application approved in writing; fire alarm/sprinkler cannot be altered. Cleaning companies: own small carts, nothing left in common areas, trash bagged to chute/dumpster.
AlsoOwner must remove balcony furniture when notified of weather conditions or be charged for staff time to move it inside. Window treatments must show white to the exterior. Each unit has an assigned beach storage cage in the garage; items outside cages are disposed of. Quiet hours 10:00pm-8:00am. Footwear/coverups required in common areas. Owner must inform guests they cannot use the garage. Balcony maintenance (non-structural) is the owner's primary responsibility (Master Deed 2.3(c)). Pipes/wires branching to the unit are the owner's to maintain (2.3(e)). The Homeowners Conference Room is reserved through the maintenance office and any cleaning/repair cost after use is billed to the homeowner (Rules 7, p.5).
What the documents say (11)
“c. The responsibility for damage by guests/ tenants to common properties and facilities of either South Hampton or KPMA rests with the condo unit Owner, as do any and all fines levied upon guests/ tenants for non-compliance.”South Hampton Rules and Regulations 2023, Rule 3(c), p.4
“g. Working hours in the South Hampton are Monday through Saturday 8:00 A.M. to 5:00 P.M. During these hours, noise must be kept to a minimum. WORKING ON SUNDAYS, HOLIDAYS AND OUTSIDE DAILY WORKING HOURS IS PROHIBITED WITH THE EXCEPTION OF EMERGENCIES.”South Hampton Rules and Regulations 2023, Rule 12(g), p.6
“p. Owners will be responsible for violations, fines, and any damages (regardless if accidental or negligence) by contractors working on their behalf, including cleanup costs incurred by the South Hampton.”South Hampton Rules and Regulations 2023, Rule 12(p), p.6
“c. All cleaning staff shall supply their own carts and the carts must be small enough to fit into owner's units being cleaned and not left in hallways for any reason. d. Cleaning staff shall not work out of the hallways and other common elements. e. All trash shall be bagged and put into trash chute or placed in dumpster in garage.”South Hampton Rules and Regulations 2023, Rule 11(c)-(e), p.5
“h. Homeowners will be notified when balcony items need to be removed due to weather conditions. It is the homeowner's responsibility to remove their furniture and other items. If not removed, the maintenance company will remove items left on balconies to inside the unit to protect the common areas. Charges to the owner will be based on time required.”South Hampton Rules and Regulations 2023, Rule 15(h), p.7
“A pet fee for non-Service Animals or Emotional Support Animals will be billed to the Owner's account. Each registered pet will be issued a pet tag that must be on the pet at all times.”South Hampton Rules and Regulations 2023, Rule 2, p.4
“Violations of these rules are subject to the KPMA fines and/or decal revocation.”KPMA Amended and Restated Rules and Regulations, Exhibit A, header, p.1
“All unpaid installments of any HOA Assessment shall incur a late charge of $25.00 per month or any portion of any month or at such lesser rate as is equal to the'maximum interest rate allowed by applicable law) from the date each such installment is due until paid.”Master Deed of South Hampton HPR, Article IV, Section 4.6, p.14
“Monthly assessments will continue to be due on the 1st of each month. Please note that payment is considered late if not received or deposited in the bank by the 10th of each month.”December 2025 owner letter packet (management transition letter), p.1
“Failure to comply with such rules or regulations shall be grounds for imposing fines, for suspending voting rights of the Subordinate Association in which the Owner is a part or for instituting an action to recover sums due, for damages and/or for injunctive relief, such actions to be maintainable by the Board of Directors on behalf of the Association or, in a proper case, by a Subordinate Association or an aggrieved Owner. Should Declarant or the Association employ legal counsel to enforce any of the foregoing, all costs incurred in such enforcement, including court costs and reasonable attorneys' fees, shall be paid by the violating party.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.3(a), p.27
“25. REMEDY FOR VIOLATIONS: Violations of these rules and regulations are to be reported to the Managing Agent and will be reviewed with the BOD.”South Hampton Rules and Regulations 2023, Rule 25, p.9
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 are funded at ~24% of assessments from a reserve study, dues rose 2.25%, and no special assessment is disclosed; held back by a $681,000 insurance line set before the quote with no deductible disclosure, an undisclosed reserve balance, a 16% KPMA pass-through with no KPMA budget and a KPMA board that can assess for its deductible alone, and high absolute dues on a 1987 tower.

2026 budget$2,080,530
Dues change+2.2% on the year
Reserves24% of budget
Reserve studyOn file
Special assessmentsNone in the documents
Insurance2026 insurance budget $681,000 vs $690,000 in 2025 (-1.3%); equals 43.1% of the $1,579,919 operating expense budget and about $4,729 per unit per year. The board set the figure before receiving the quote ('Our insurance quote will not come to us until mid-December'). Master Deed 6.2 requires a master casualty policy at 100% replacement value on all Units and Common Elements plus $1,000,000/$500,000 liability; no deductible, wind/named-storm or flood terms are stated in the set. No insurance declarations page or certificate is included. At the KPMA level, the KPMA board alone (majority vote) may levy a special assessment to cover the deductible on any KPMA insured loss (KPMA Declaration 5.7), charged equally per unit; no KPMA deductible amount is disclosed.
Passes through to a master association16% of the budget
DelinquencyLate charge $25.00 per month on unpaid installments (Master Deed 4.6/4.7); assessments are a lien on the unit, enforceable by judicial foreclosure with attorneys' fees, and a personal obligation; purchaser is jointly and severally liable with the seller for unpaid assessments at closing (4.13); statement of account fee up to $50. Management letter: monthly dues due the 1st, late after the 10th, late fees not waived, auto-pay must be re-established with the new manager. KPMA assessments carry their own $25/month late charge and KPMA lien, which is superior to the POA's lien (KPMA 5.11). The budget's Bad Debt line is blank; no delinquency figures are disclosed.
What the documents say (17)
“Regular Assessments 2,066,230$ 2,020,758 $ Reserve Funding (500,611) $ (461,534) $ Rental Lease Income 14,300 $ 13,000 $ Total Income 1,579,919 $ 1,572,224 $”2026 Approved Budget vs 2025 Approved Budget, p.6, Income
“KPMA Master Association 334,509$ 326,430 $ Insurance 681,000 $ 690,000 $ Total General & Admin 1,076,109$ 1,080,330 $”2026 Approved Budget vs 2025 Approved Budget, p.6, General & Administrative
“Total Operating Expenses 1,579,919$ 1,572,224 $ 2026 Dues 2025 Dues Two Bedroom (72) $1,087 $1,063 Three / Four Bedroom (72) $1,304 $1,241”2026 Approved Budget vs 2025 Approved Budget, p.6, foot of budget
“The 2026 budget will increase owner assessments by 2.25%. Two (2) bedroom units: $1,087 per month or $24.00 per month increase Three (3) and Four (4) bedroom units: $1,304 per month or $28 per month increase.”December 1, 2025 board budget letter, p.5
“Reserve funding adjustments are based on the Reserve Study and our Reserve Worksheet to ensure we are properly funding for future capital expenses. Overall, the Reserve Contributions increased by approximately $39,000.”December 1, 2025 board budget letter, p.5, Reserve Contributions
“Our insurance quote will not come to us until mid-December. Based on some preliminary feedback, we decided to reduce our insurance budget by 1.3%.”December 1, 2025 board budget letter, p.5, General & Administrative
“KPMA increased its dues by 2.5%.”December 1, 2025 board budget letter, p.5
“Association income primarily comes from monthly assessments and income from storage room rentals.”December 1, 2025 board budget letter, p.5, Income
“4.4 Apportionment. Common surplus shall be owned and HOA expenses (except for Association Assessments which shall be borne equally by each Co-Owner) shall be distributed and allocated among and be the obligation and liability of the Co-Owners in proportion to their respective Percentage Interests.”Master Deed of South Hampton HPR, Article IV, Section 4.4, p.14
“4.7 Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors of the HOA, a special assessment in an amount up to ten (10) percent of the prior years budget, payable over such period as the HOA may determine,”Master Deed of South Hampton HPR, Article IV, Section 4.7, p.14
“4.8 Additional Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of at least fifty-one (51%) of the total votes of the HOA, special assessments, payable over such period as the HOA may determine,”Master Deed of South Hampton HPR, Article IV, Section 4.8, p.15
“11.5 Reserves for Repairs and Replacements. The Board and the HOA shall establish an adequate reserve fund to cover the cost of reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of South Hampton HPR, Article XI, Section 11.5, p.26
“4.14 Audited Financial Statements. At least ten (10) days prior to the annual meeting of the HOA, the Board shall cause an audited financial statement of the HOA to be prepared and distributed to the members.”Master Deed of South Hampton HPR, Article IV, Section 4.14, p.17
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, p.16
“5.11 Subordination of the Lien. The lien of the Assessments provided for herein shall be subordinate to the lien of any unpaid taxes and any Mortgage or Mortgages, but they shall be superior to the assesaments levied by any Subordinate Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.11, p.16-17
“The Board of Directors is pleased to announce that Empress Management LLC has been selected as the new Association Management firm for South Hampton, effective January 1, 2026.”December 2, 2025 management transition letter, p.1
“5.7 Without limiting the types or purposes of other special assessments, the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.7, p.16
05

Who's really in charge?

Favorable

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 board, no commercial unit and no rental monopoly; but the Master Deed amendment clause reads as unanimous, rules can change without notice, and the upper tier is run by a KPMA in which owners do not vote and whose hotel-owning Declarant exempts itself from the rules.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
BoardFive directors elected by and from the co-owners by secret ballot, staggered two-year terms, no compensation; a director may be removed by more than 50% of total votes at a special meeting; vacancies filled by remaining directors. Declarant could appoint directors until 75% of units were conveyed (1987 provision, long expired). Annual meeting second Saturday in May; special meetings on request of 10% of votes. The Board may delegate to a professional manager and may adopt rules (Bylaws 9.01). An Architectural Control Committee was added in 1988 whose decisions need KPMA approval.
Developer rightsOriginal Declarant (Rank Development, Inc., 1987) reserved: unilateral amendment rights until December 31, 1990 (expired); a perpetual easement over the Common Elements for utilities and improvements benefiting the whole Development (5.3); consent rights over owner amendments while it owns any unit (9.2(b)); right to relocate parking/roadway easements before they became KPMA common area (2.1). At the KPMA level the Declarant (a hotel-owning entity: FelCor Myrtle Kingston Hotel, L.L.C. in 2016; Kingston Resort Owner LLC per the KPMA rules) may appoint the entire KPMA board while it holds a Controlling Interest (10%+ of land area), is exempt from the KPMA architectural/use article and the KPMA rules, may amend the Declaration without owner consent for lender/title/government compliance, and no KPMA termination is valid without its consent while it holds a Controlling Interest. Whether it still holds a Controlling Interest is unstated.
Commercial-unit rightsNo commercial unit, on-site rental operator, or deed-level rental/guest-services monopoly in the South Hampton documents. KPMA 2.3 guarantees public access to KPMA common areas and the commercial parcels (hotel) and bars any regime from restricting parking within the Development; KPMA 4.4 lets the KPMA board lease or grant concessions on KPMA property.
VotesOne vote per unit weighted by percentage interest (.006314 for 2BR, .007575 for 3BR/4BR; 72 of each). Quorum more than 50% of total votes; majority of votes present decides unless a greater vote is required. Joint owners must file a voting certificate or the unit's vote is not counted. KPMA assessments are borne equally per unit regardless of percentage. Owners have no vote in KPMA; the POA is the KPMA member and the Rules say the KPMA board has equal representation from each regime (KPMA bylaws not provided).
Changing the deedMaster Deed and Bylaws: 'the affirmative vote of the Co-Owners of all of the voting interests' (9.2; no percentage is visible in the OCR, so this reads as all voting interests), plus Declarant consent while it owns any unit; no change to a unit's dimensions or percentage without that owner's consent; mortgagee-protection Article XI needs all mortgagees' written approval (11.9). Alteration of common elements needs 75% of co-owners (8.2). Termination needs all co-owners and all mortgagees (10.1). Rules: Board may amend with or without notice, subject to KPMA approval where KPMA rules are affected. KPMA Declaration: two-thirds of KPMA member votes (subordinate associations), plus affected owner/mortgagee consent if materially adverse (9.1.2).
Disputes or lawsuitsunstated (no lawsuit, claim or dispute is mentioned; 2026 legal/professional budget $13,000, down 27.8% from $18,000)
What the documents say (14)
“4.02. Number, Tenure, and Qualifications. The number of Directors of the HOA shall be five (5).”Bylaws of South Hampton Home Owner's Association, Inc., Article IV, Section 4.02, p.4
“At each annual meeting thereafter, the members shall elect for a two (2) year term the number of Directors required to fill the number of vacancies created by the expiring terms of Directors. Directors must be members of the HOA or representatives of corporate or partnership members.”Bylaws of South Hampton Home Owner's Association, Inc., Article IV, Section 4.02, p.4
“Any Director may be removed at any time for or without cause by the affirmative vote of more than fifty percent (50%) of the total votes of the HOA at a special meeting of the members duly called for such purpose”Bylaws of South Hampton Home Owner's Association, Inc., Article IV, Section 4.07, p.5
“3.06. Quorum. At any meeting of the members, the presence of members holding, or holders of proxies entitled to cast, more than fifty percent (50%) of the total votes of the HOA shall constitute a quorum for the transaction of business.”Bylaws of South Hampton Home Owner's Association, Inc., Article III, Section 3.06, p.3
“2.7 Voting Rights. Each Co-Owner shall have such voting rights in the HOA as is equivalent to the undivided Percentage Interest in the Common Elements pertaining to the said Co-Owner's Unit.”Master Deed of South Hampton HPR, Article II, Section 2.7, p.12
“(b) No amendment by the Co-Owners shall be effective without the consent of Declarant so long as Declarant owns any unit.”Master Deed of South Hampton HPR, Article IX, Section 9.2(b), p.24
“3.5 Subordination. Pursuant to the terms and conditions of the Declaration of Covenants, Conditions and Restrictions for Kingston Plantation recorded in the Horry County Clerk of Court's Office on June 12, 1986, in Deed Book 1052, page 290, the POA shall be subject 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 shall be in contradiction, abrogation or substitution of the provisions, rules or actions thereof.”Second Amendment to Master Deed of South Hampton HPR (1988), Paragraph (3), new Section 3.5, p.22
“41 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.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.1, p.10
“4.2.2. 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.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.2.2, p.11
“46 Board of Director's Determination Binding. In the event a disagreement arises between Owners related to the Property or the interpretation and application of this Declaration or the Bylaws of the Association, the review and determination thereof by the Board of Directors shall be final and binding upon each and every Owner and each and every Subordinate Association as the Members of the Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.6, p.11
“Such amendment must be approved by Members of the Association holding at least two-thirds (2/3) of the total votes of the Association; provided, however that any amendment which materially and adversely affects the ownership of a Unit or the security interest of any Mortgagee must be approved by such Owner or Mortgagee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.1.2, p.27
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenants, 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, p.1
“The South Hampton Association does not have the authority to make, amend, revoke or add to the existing rules and regulations in any manner that will supersede the KPMA rules and regulations without first obtaining the approval of the KPMA BOD.”South Hampton Rules and Regulations 2023, Rule 26, p.9
“KPMA, through its Board of Directors comprised of equal representation from each condominium regime, is responsible for the maintenance, administration and operation of these common properties and facilities.”South Hampton Rules and Regulations 2023, Introduction, Definitions 1, p.3
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 rental is expressly permitted with no minimum stay, no on-site program, no owner-use cap and no advertising or disclaimer rules: 'Entire Units may be rented, leased or subleased' (Master Deed, 5.1(g), p.18).
  • Self-managing and off-site managers are both contemplated: tenants are defined as 'those renting from a homeowner or rental management company', and the owner form simply asks for any rental management company name (Rules 2023, Definitions 9, p.3; Dec 2025 packet, Owner Information Form, p.4).
  • Guests and tenants get the same three pools as owners, including the oceanfront Beach Club pool and the South Hampton private pool (Rules 2023, Rule 18, p.8).
  • Reserve funding of $500,611 is about 24% of total assessments and is set from a Reserve Study; contributions rose ~$39,000 for 2026 (Dec 2025 budget letter, p.5; Budget, p.6).
  • No special assessment is disclosed, and Board-only special assessments are capped at 10% of the prior year's budget; anything larger needs 51% of all votes (Master Deed, 4.7-4.8, pp.14-15).
  • 2026 dues rose only 2.25% ($24-$28/month) and the insurance budget is flat to down 1.3% (Dec 2025 budget letter, p.5).
  • Owner-elected five-member board with secret ballot, two-year staggered terms, removable by >50% of votes; no developer control remains at the regime level (Bylaws, 4.02 and 4.07, pp.4-5).
  • No commercial unit, on-site operator, or deed-level rental/guest-services monopoly in the South Hampton documents (Master Deed, Art. II, pp.8-12).
  • Audited financial statements must be prepared and distributed before each annual meeting, and reserves must be funded by regular assessments rather than special assessments (Master Deed, 4.14 p.17 and 11.5 p.26).
  • Normal hosting logistics: trash chutes on every floor, garage dumpsters, luggage and grocery carts for guests, three elevators with no service-elevator restriction (Rules 2023, Rules 8 and 21, pp.5 and 8; Master Deed 2.2, p.9).
  • Lock-out floor plans (Types 1, 4, 5, 6, 7) and owner rights to combine adjoining units give layout flexibility (Master Deed 2.3(a), pp.9-10; Second Amendment 2.3(j)-(k), pp.21-22).
  • Dues cover the master insurance, KPMA dues, water/sewer, trash, central cooling tower, elevators, fire system, pest control and pool, so few extra building bills (Budget, p.6).

Watch-outs

  • Rental rules can tighten without an owner vote: the Board may promulgate 'reasonable regulations concerning the use and occupancy of the Units' and the Boards 'reserve the right to amend or revoke any rules and regulations with or without notice' (Master Deed 5.1(h), p.18-19; Rules 2023, Rule 26, p.9).
  • Conversely, the Master Deed itself appears to need 'the affirmative vote of the Co-Owners of all of the voting interests' to amend, so fixing anything in the deed is nearly impossible; the OCR may have dropped a percentage (Master Deed 9.2, p.24).
  • Guests/tenants may not park in the underbuilding garage at all; they use unassigned outdoor KPMA lots and must stop at the security gate for a placard, and the owner must warn them (Rules 2023, Rule 13, pp.6-7).
  • Guests and tenants cannot bring pets of any kind except service animals/ESAs, so pet-friendly listings are off the table (Master Deed 5.1(j), p.19; Rules 2023, Rule 2, p.4).
  • Motorcycles, scooters, mopeds, boats and jet skis are banned on the Plantation; trailers and motorhomes are pay-to-park and time-limited, which narrows the guest pool during rallies/events (Rules 2023, Rule 13, p.6; KPMA Exhibit A, pp.1-2).
  • The owner pays every fine levied on guests/tenants and contractors plus any damage they cause to South Hampton or KPMA property, and no fine schedule is provided anywhere in the set (Rules 2023, Rules 3(c) and 12(p), pp.4 and 6; KPMA Exhibit A header, p.1).
  • Insurance is $681,000, about a third of total assessments and 43% of operating costs (~$4,729 per unit per year); the 2026 number was set before the quote arrived and no deductible, wind or flood terms are disclosed (Dec 2025 budget letter, p.5; Budget, p.6).
  • KPMA pass-through is $334,509 (16% of the budget, ~$193/month per unit, charged equally regardless of unit size), the KPMA budget is not provided, and owners have no direct vote in KPMA (Budget, p.6; Master Deed 4.4, p.14; KPMA Declaration 4.1, p.10).
  • The KPMA board can special-assess the regimes by its own majority vote to cover the insurance deductible on any KPMA common-area loss, and KPMA assessments are charged equally per unit; no KPMA deductible or budget is disclosed (KPMA Declaration 5.7 and 5.8, p.16).
  • The KPMA Declarant (the hotel-owning entity) can appoint the whole KPMA board while it holds a Controlling Interest, exempts itself from KPMA rules, and KPMA common areas and parking must stay open to the public and the commercial parcels; whether it still holds control is unstated (KPMA Declaration 2.3 p.7, 4.2.2 p.11; KPMA Exhibit A header, p.1).
  • Management changed to Empress Management, LLC on January 1, 2026; auto-payments did not transfer, dues are late after the 10th with a $25/month charge, and the POA 'will not waive late fees' (Dec 2025 transition letter, pp.1-2; Master Deed 4.6, p.14).
  • Absolute dues are high: $13,044/year (2BR) to $15,648/year (3BR/4BR) before taxes, utilities inside the unit, or any KPMA guest charges (Budget, p.6).
  • The budget packet is internally inconsistent on 2025 three/four-bedroom dues ($1,241 in the table vs a stated $28 increase to $1,304, and the 2025 assessment total, which both imply $1,276); request the 2025 budget to confirm (Budget letter p.5; Budget p.6).
  • 1987 high-rise with central cooling tower, three elevators, generator and fire system; the reserve balance and the reserve study itself are not in the set, so funded-percentage cannot be checked (Master Deed 2.2 p.9; Budget p.6).
  • Every lease must be in writing and KPMA requires written notice of a lessee's name and address to the Association; how this is applied to nightly bookings is unstated (Master Deed 5.1(g), p.18; KPMA Declaration 9.10, p.29).
  • The deed says 'Entire Units may be rented'; whether a lock-out portion may be rented separately is unstated (Master Deed 5.1(g), p.18; 2.3(a), pp.9-10).
  • Contractors may only work Monday-Saturday 8-5 (never Sundays/holidays), must sign in, provide licenses/insurance and haul all waste off-site; cleaning crews must bring their own small carts and cannot use the chutes for bulky items, which constrains fast turnovers and renovations (Rules 2023, Rules 11-12, pp.5-6).
  • No grilling of any kind anywhere on Kingston Plantation, no fireworks, quiet hours 10pm-8am, and white-only window treatments visible from outside (Rules 2023, Rules 1, 15-17 and 22, pp.4, 7-9).
  • Balcony furniture must be brought inside when the association issues a weather notice or staff will do it at the owner's expense, a problem for remote hosts in hurricane season (Rules 2023, Rule 15(h), p.7).
  • A unit purchaser is jointly and severally liable with the seller for unpaid assessments, and the KPMA lien is superior to the POA lien; get an estoppel from both (Master Deed 4.13, p.17; KPMA Declaration 5.11, pp.16-17).
  • Exterior and utility-touching interior changes need an Architectural Modification Application and often KPMA approval too, with 'sole and uncontrolled discretion' and aesthetic-only grounds at the KPMA level (Rules 2023, Rules 9-10, p.5; KPMA Declaration 8.3.3, p.21).
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
Two Bedroom (72 units; Types 1-4, .006314 interest)$1,087$13,044
Three / Four Bedroom (72 units; Types 5-7, .007575 interest)$1,304$15,648

What the dues cover

Master property/casualty insurance on building and units ($681,000)Kingston Plantation Master Association dues ($334,509, split equally per unit)Water & sewer ($113,000) and trash removal ($21,000)Common electricity ($59,000) and fuel/generator ($5,500); whether in-unit electricity is separately metered is unstatedCentral cooling tower maintenance ($14,000) and HVAC maintenance ($3,750)Maintenance contract/staff ($170,000), general maintenance ($53,000), elevator ($15,000), fire system ($16,250), generator, trash chute, sliding door, domestic water, dryer vent cleaning ($3,800)Interior pest control ($6,500) and exterior pest/termite ($600)Pool supplies/repairs ($6,900)Management services ($34,800), audit/tax ($4,500), legal ($13,000)Reserve funding ($500,611)Not included: cable/internet for units (only a $2,000 office telephone/internet line), telephone (excluded by Master Deed 4.3)

Where the budget goes

Insurance$681,000 · 33%
Reserve Funding$500,611 · 24%
KPMA Master Association$334,509 · 16%
Maintenance Contract$170,000 · 8%
Water & Sewer$113,000 · 5%
Electricity$59,000 · 3%
General Maint/Materials$53,000 · 2%
Management Services$34,800 · 2%
The figures, in the documents' words (17)
“Regular Assessments 2,066,230$ 2,020,758 $ Reserve Funding (500,611) $ (461,534) $ Rental Lease Income 14,300 $ 13,000 $ Total Income 1,579,919 $ 1,572,224 $”2026 Approved Budget vs 2025 Approved Budget, p.6, Income
“KPMA Master Association 334,509$ 326,430 $ Insurance 681,000 $ 690,000 $ Total General & Admin 1,076,109$ 1,080,330 $”2026 Approved Budget vs 2025 Approved Budget, p.6, General & Administrative
“Total Operating Expenses 1,579,919$ 1,572,224 $ 2026 Dues 2025 Dues Two Bedroom (72) $1,087 $1,063 Three / Four Bedroom (72) $1,304 $1,241”2026 Approved Budget vs 2025 Approved Budget, p.6, foot of budget
“The 2026 budget will increase owner assessments by 2.25%. Two (2) bedroom units: $1,087 per month or $24.00 per month increase Three (3) and Four (4) bedroom units: $1,304 per month or $28 per month increase.”December 1, 2025 board budget letter, p.5
“Reserve funding adjustments are based on the Reserve Study and our Reserve Worksheet to ensure we are properly funding for future capital expenses. Overall, the Reserve Contributions increased by approximately $39,000.”December 1, 2025 board budget letter, p.5, Reserve Contributions
“Our insurance quote will not come to us until mid-December. Based on some preliminary feedback, we decided to reduce our insurance budget by 1.3%.”December 1, 2025 board budget letter, p.5, General & Administrative
“KPMA increased its dues by 2.5%.”December 1, 2025 board budget letter, p.5
“Association income primarily comes from monthly assessments and income from storage room rentals.”December 1, 2025 board budget letter, p.5, Income
“4.4 Apportionment. Common surplus shall be owned and HOA expenses (except for Association Assessments which shall be borne equally by each Co-Owner) shall be distributed and allocated among and be the obligation and liability of the Co-Owners in proportion to their respective Percentage Interests.”Master Deed of South Hampton HPR, Article IV, Section 4.4, p.14
“4.7 Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors of the HOA, a special assessment in an amount up to ten (10) percent of the prior years budget, payable over such period as the HOA may determine,”Master Deed of South Hampton HPR, Article IV, Section 4.7, p.14
“4.8 Additional Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of at least fifty-one (51%) of the total votes of the HOA, special assessments, payable over such period as the HOA may determine,”Master Deed of South Hampton HPR, Article IV, Section 4.8, p.15
“11.5 Reserves for Repairs and Replacements. The Board and the HOA shall establish an adequate reserve fund to cover the cost of reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of South Hampton HPR, Article XI, Section 11.5, p.26
“4.14 Audited Financial Statements. At least ten (10) days prior to the annual meeting of the HOA, the Board shall cause an audited financial statement of the HOA to be prepared and distributed to the members.”Master Deed of South Hampton HPR, Article IV, Section 4.14, p.17
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, p.16
“5.11 Subordination of the Lien. The lien of the Assessments provided for herein shall be subordinate to the lien of any unpaid taxes and any Mortgage or Mortgages, but they shall be superior to the assesaments levied by any Subordinate Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.11, p.16-17
“The Board of Directors is pleased to announce that Empress Management LLC has been selected as the new Association Management firm for South Hampton, effective January 1, 2026.”December 2, 2025 management transition letter, p.1
“5.7 Without limiting the types or purposes of other special assessments, the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.7, p.16
05 Rules your guests will feel

What to put in the house manual.

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

PetsHomeowners only: common household pets, maximum 2 per unit, pet registration form, pet fee (except service/ESA) billed to owner, pet tag, leashed/carried in common elements, two waste stations. Renters and guests may never keep pets (Master Deed 5.1(j)); 2023 Rules except Service Animals and ESAs. No pets in the pool area. KPMA: no animals kept in common areas; only commonly recognized house pets anywhere.
OccupancyUnit occupancy is determined by sleeping capacity (Rules 3b); no numeric cap stated. Owners/guests/tenants responsible for conduct of all persons under their care.
SmokingNo smoking/vaping in the pool areas; no throwing cigarettes/cigars from balconies; otherwise unstated for units and common areas.
ParkingNo assigned spaces anywhere on the Plantation. Underbuilding garage: homeowners only, one space per unit while occupying, two South Hampton decals per unit plus KPMA annual decal; vehicle must move outdoors if away more than 14 consecutive days; EV charging needs registration and annual fee. Guests/tenants: outdoor KPMA lots with a security-gate placard. Main entrance for loading only, no unattended/double parking. KPMA towing rules: abandoned vehicles, fire zones, limited zones, handicap spaces; towing/storage at vehicle owner's cost.
Golf carts, motorcycles, trailersMotorcycles, motorbikes and scooters prohibited on Kingston Plantation; KPMA also bars boats, personal watercraft, slingshots and mopeds at any time. Trailers: rented KPMA space $25/day, max 7 days, detached from tow vehicle; no bike-rally trailers. Motorhomes/campers: $25, max 24 hours, not occupied. Golf carts: SC DMV registration and KPMA decal (one owner decal per unit per year, owner in good standing, insurance on file), only approved vendors may rent carts, owner-decal carts cannot be rented, drivers 16+ and licensed, park in designated/secondary spaces (South Hampton garage: designated golf-cart spaces with SH decal, one per unit, move outside if away over 14 days), charging only at approved outlets/stations, no gas cans stored. KPMA Declaration 8.13 also bars outside parking of trucks other than pick-ups, commercial vehicles, mobile homes, campers, boats and motorcycles anywhere except areas provided, lets the KPMA board prohibit motorhomes, campers, trailers and motorcycles from entering at any time, and bans vehicle repairs outside enclosed garages (KPMA Declaration 8.13, p.26).
GrillsNo gas-burning grills in any unit or on any balcony (Master Deed 5.1(e)); no grills or open flames on balconies; 'No grilling of any kind within Kingston Plantation' (Rules 16).
AlsoResidential use only, no business or commercial use; no time-share ownership (KPMA 3.14). Quiet hours 10:00pm-8:00am. Window treatments must show white to the exterior. No signs without Board/KPMA approval. No fireworks. Balconies: no towels or suits on railings, no loud music, no throwing objects, no bird feeding, neat appearance, furniture removed on weather notice. Footwear/coverups/shirts required in common areas. Nothing left in hallways/common elements; no wet suits on lobby furniture; sand removed before entering. Lobby furniture and carts stay in building. Beach storage cage per unit in garage. Exterior changes, screen/storm doors, color changes need South Hampton Board (Architectural Modification Application) and usually KPMA approval; interior changes affecting utilities/support walls need written approval; fire alarm/sprinkler systems cannot be altered. Non-load-bearing wall removal in Type 5/6 units needs prior written HOA approval. Owners of adjoining units may, with POA approval, join units or enclose a shared hallway as a limited common element (Second Amendment 2.3(j)/(k)). KPMA: no clotheslines or items hung on railings, no exterior antennas, no vehicle repairs outside garages, no construction on Saturdays/Sundays/holidays without permission.
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.