HOA Risk Assessment · Myrtle Beach oceanfront

Sandcastle South Beach.

Program-leaning. The resort is built around its on-site program. Self-managing works, with friction and some things your guests will not get.

Read from 5 association documents dated 2006–2026: Sand Castle South Horizontal Property Regime — Sandcastle South. 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
44OUT OF 100
Program-leaning

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

Full read
Can you rent it your way?Caution
Will your guests be treated like guests?Typical
How much work lands on you?Caution
Is the money healthy?Typical
Who's really in charge?Red flag
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 Sand Castle South Horizontal Property Regime2006· partialBy-Laws of Sand Castle South Homeowners' Association, Inc. (Exhibit E)2006Sand Castle South HOA, Inc. Rules & Regulations Effective 20062006· partialFourth Amendment to the Master Deed for Sand Castle South Horizontal Property Regime2024Sandcastle South Homeowners' Association, Inc. 2026 Operating Budget2026
✓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
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?

Caution

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 allowed with no minimum stay and off-site managers are permitted, but listings may not show any photos or use the resort name, off-site managers need Association approval, deposits, insurance and plaques, and the deed reserves all rental services on common elements to the commercial unit.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated (no owner-use cap; only timesharing/interval ownership is prohibited for owners)
RegistrationOff-site rental management companies must be 'approved by the ASSOCIATION', must post a security deposit with the Association (amount set by the Board, based on unit count), carry $1M/$2M general liability naming the HOA, workers' comp with waiver of subrogation, and a $15,000 employee dishonesty bond, and must notify the Grantor/official rental company of who will clean; cleaners must be approved by the Grantor or the official rental company. Owner registration for self-managed rentals: unstated.
Advertising rulesNo pictures, representations or models of the exterior, interior, amenities or any part of the property may be used in any rental or sale advertisement by an owner or the owner's agents; the name 'Sand Castle South' may not be used in rental advertising; the only rendering permitted is the recorded plans. Off-site rental companies must state in bold type that they are not the official rental management company. The ban expressly does not apply to the Grantor, its successors or assigns, or the rental management company designated by the Grantor (Art. XXXVI).
Disclaimer in your listingRequired
Vote to change rental rulesGeneral master deed amendment: 67% of members owning a unit (Art. XXIX). The Art. XIV restriction on commercial activity (which reserves rental management services to the commercial unit) 'may not be amended without the consent of the GRANTOR, its successors and assigns, and the unanimous vote of all UNIT OWNERS.' Any change to rights reserved to the Grantor or the commercial units requires their written consent.
What the documents say (14)
“Provided however, nothing herein shall be construed as limiting the right of any OWNER of any UNIT from renting or leasing his, her, their or its UNIT, subject to all terms and conditions of this Master Deed.”Master Deed, Article XIV, page 11
“UNIT OWNERS may rent their Units, but are restricted against using any part of the COMMON ELEMENTS to engage in the business of renting.”Master Deed, Article XIV, page 11
“Only the OWNER of COMMERCIAL UNIT C-i and C-2 shall be entitled to conduct commercial activities (including without limitation rental activities, food, beverage, and retail sales) within the COMMERCIAL UNITS or upon the COMMON ELEMENTS.”Master Deed, Article XIV, page 11
“no commercial activities shall be conducted within any UNIT, COMMON ELEMENT or LIMITED COMMON ELEMENT, nor shall the same be modified or altered to accommodate any such commercial use, including but not limited to, purposes of general rental management service for the RESIDENTIAL UNITS and other rental property and related accommodation services such as reservations, key pick up and drop off, concierge, and cable, movie, internet, wireless broadband, and telephone services to RESIDENTIAL UNITS”Master Deed, Article XIV, page 11
“The foregoing restriction on commercial activities may not be amended without the consent of the GRANTOR, its successors and assigns, and the unanimous vote of all UNIT OWNERS.”Master Deed, Article XIV, page 12
“ADVERTISEMENT FOR RENTAL OR SALE: No Residential Unit Owner nor his agents, employees, successors and assigns shall at any time use any pictures, representations, models of the exterior, interior, amenities or any portion of the real estate, improvements, personal property, fixtures or equipment that constitutes any portion or all of the property submitted to the Horizontal Property Regime in any advertisement for rental or sale of the Unit nor shall a Residential Unit Owner, its agents,(including, but not limited to, rental management agents for Residential Unit Owners) servants or employees use the name Sand Castle South or Sand Castle South Horizontal Property Regime in any advertisement for rental of the Unit. The only renderings which may be used by a Unit Owner, or its agents in advertising a Unit for sale or for rental, are the recorded plans.”Master Deed, Article XXXVI, page 31
“This is the only picture or rendering which may be used by any Unit Owner in advertising its Unit for sale or rental. This provision shall not apply to the Grantor, its successors or assigns or any rental management company designated by the Grantor.”Master Deed, Article XXXVI, page 31
“OFFSITE RENTAL MANAGEMENT COMPANIES: Any offsite rental management company that is approved by the ASSOCIATION to provide services at Sand Castle South may not advertise or act in any manner that would give the appearance that it is the official rental management agency for Sand Castle South Horizontal Property Regime. The offsite rental management company's (companies) advertising shall reflect in bold type that it is not the official rental management company of Sand Castle South. Only the rental management company chosen by the Grantor shall be the official rental management agency for Sand Castle South Horizontal Property Regime.”Master Deed, Article XXXVI, page 31
“The person or entity performing the cleaning services must be approved by the Grantor or the rental management company chosen by the Grantor prior to any cleaning services being performed at Sand Castle South Horizontal Property Regime.”Master Deed, Article XXXVI, page 32
“Any rental management company other than the rental management company chosen by the Grantor who manages residential condominium units in Sand Castle South Horizontal Property Regime shall deposit with the ASSOCIATION a sum designated and approved by the Board of the ASSOCIATION as a security deposit based on the number of units the rental management company is servicing within Sand Castle South Horizontal Property Regime.”Master Deed, Article XXXVI, page 32
“(a) general liability coverage including completed operations in an amount of not less than $1,000,000 per occurrence with an aggregate of $2,000,000, Sand Castle South Homeowners' Association, Inc. shall be named as an additional insured on such policy; (b) worker's compensation coverage with a waiver of subrogation rights in favor of Sand Castle South Homeowners' Association.; and (c) third party employee dishonesty bond in an amount not less than $15,000”Master Deed, Article XXXVI, page 32
“The ASSOCIATION shall have the right to inspect any Units which are rented through a rental management agency other than the rental management agency chosen by the Grantor.”Master Deed, Article XXXVI, page 32
“GRANTOR for itself, its successors and assigns, hereby reserves the right to submit UNITS in any future phases (including a future phase comprised in whole or part by UNITS constructed upon or attached to the Phase I Building) to a plan of interval ownership or any form of timesharing, and excepting such right of GRANTOR, no UNIT or any portion thereof may be submitted to a plan of interval ownership or any form of timesharing.”Master Deed, Article XIV, page 11
“BUSINESS ACTIVITY: No trade or business activity may be conducted on Association property or in and around a specific unit.”Rules & Regulations Effective 2006, page 1
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 pools, lazy river and spa under the common-element easement, but guest laundry, trash rooms and service elevator belong to C-1, the front desk is inside the private commercial unit, and wristband/parking-pass and check-in handling are unstated.

Amenities for your guestsMost, not all
Off limits to your guestsGuest Laundry (Limited Common Element of Commercial Unit C-1), Service Elevator (Limited Common Element of C-1), Trash Rooms (Limited Common Element of C-1), On-premises maids closets (reserved to the C-1 owner), Vending area, Storage, Maintenance Shop, Office Space (C-1 Limited Common Elements), Cabana Bar and Restaurant Deck (Limited Common Elements of C-2; restaurant/bar is a private commercial unit)
Wristbands & parking passesunstated. Parking (and, per Exhibit B, 'use of oceanfront amenities') is held under an easement rather than owned outright; By-Laws let the Association collect 'the assessments and other amounts that each OWNER and CO-OWNER owes the owners of real estate subject to parking easements'. Rules: park only in marked spaces, one space per vehicle, no motorcycles on property, towing authorized. No pass/decal system is described.
Check-inunstated. The Registration, Reservations and Lobby rooms are part of privately owned Commercial Unit C-1, and the deed bars owners from using common elements for 'key pick up and drop off' or 'reservations'; the 2006 rules list a 'Front Desk' phone line. Whether the C-1 front desk will check in a self-managing owner's guests is not stated.
Trashunstated for guests; the Trash Rooms on the ground floor are Limited Common Elements reserved to the C-1 owner. Budget carries a $50,000 Trash line as a common expense.
ElevatorsPassenger elevators and stairs are Common Elements accessible to owners, guests and invitees; the Service Elevator is a C-1 Limited Common Element. Luggage carts are 'for the use of everyone' and must be returned to the lobby.
Housekeeping & linenDaily or weekly maid service by independent contractors is permitted, but only the C-1 owner may use the on-premises maids closets, and any cleaner working for a non-official rental company must be pre-approved by the Grantor or the official rental company. Non-official rental companies must post a plaque saying the official company is not responsible for cleanliness or linen service.
What the documents say (10)
“the COMMON ELEMENTS shall be, and the same are hereby declared to be, subject to a perpetual non-exclusive easement in favor of all of the OWNERS of UNITS in the Condominium for their use and the use of their immediate families, guests, licensees and invitees, for all proper and normal purposes”Master Deed, Article VII, page 8
“The pool equipment room, any pools, lazy rivers, and spas, ae COMMON ELEMENTS.”Master Deed, Exhibit B, page 43
“The Condominium consists of Two Hundred Forty (240) residential UNITS and Two (2) separately numbered COMMERCIAL UNIT(S), together with an easement for parking and use of oceanfront amenities.”Master Deed, Exhibit B, page 42
“These LIMITED COMMON ELEMENTS include the areas designated as Storage, Maintenance Shop, Trash Room, Service Elevator, Service Chases and Trash Room located on the ground floor; Vending, Guest Laundry, Mechanical, Service Elevator, Electrical and Phones, Office Space, Mechanical, Laundry, and Service Chases located on the second floor ; Janitorial Closets, Electrical and Service Elevator located on the Third through Fifteenth floors”Master Deed, Exhibit B, page 42
“COMMERCIAL UNIT C-1 includes the areas orrooms designated as Reservations, Administration, Toilet, Manager, Registration, Lobby, on the Second Floor, and any and all other spaces shown as such on the Plans”Master Deed, Exhibit B, page 42
“Daily or weekly maid service is permitted by independent contractors ating for one or more UNIT OWNERS, but only the OWNER of COMMERCIAL UNIT C-1 shall be entitled to use the on premises maids closets.”Master Deed, Article XIV, pages 11-12
“(ii) the perpetual, appurtenant, exclusive easement for food and beverage sales and the placement of tables and chairs reserved over the pool decks, sun decks and other COMMON ELEMENTS for the exclusive use and benefit of COMMERCIAL UNIT C-2 and the OWNER thereof, (iii) the perpetual, appurtenant, exclusive easement to conduct events, over, upon, and through the pool decks and other COMMON ELEMENTS for the exclusive use and benefit of COMMERCIAL UNIT C-1 and the OWNER thereof.”Master Deed, Article IV, pages 6-7
“LUGGAGE CARTS: Luggage carts are for the use of everyone. All luggage carts must be returned to the lobby once luggage is unloaded. Keeping luggage carts inside or outside units is strictly prohibited.”Rules & Regulations Effective 2006, page 1
“Pool hours are 9:00 AM - 11:00 PM. Temperatures of heated indoor pool and lazy river will not be adjusted above 90 degrees. Children under the age of 14 are not permitted in the pool areas unless accompanied by an adult.”Rules & Regulations Effective 2006, page 1
“(0) Collecting on behalf of the OWNERS and CO-OWNERS, the assessments and other amounts that each OWNER and CO-OWNER owes the owners of real estate subject to parking easements and forwarding those sums to the owners of such real estate;”By-Laws, Article III, Section 18(o), page 9
03

How much work lands on you?

Caution

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.

Owner cannot change or add locks (no smart locks), must use Grantor-approved cleaners if working through a manager, accepts Association inspection of off-program rentals, carries guest fines and damage, and must navigate the ROFO/ROFR and plaque rules; no 30-minute rule or trash-haul duty is stated.

Locks & keysOwner may NOT change the exterior door lock or add any lock; the key system is owned by the Grantor (assignable), who supplies keys and charges for replacements; a master key is held by the Board / its property manager; any interior lock key must be given to the management company designated by the Grantor. This effectively rules out owner-installed smart locks or keypads. If an owner fails to deposit a key with the Association, the Association may enter to perform required maintenance and charge the owner the cost of making a key (Art. XXI).
FinesRules: repeated violations subject the unit to fines starting at $50 and/or legal action. By-Laws: Board may impose reasonable fines (lien on the unit) and suspend common-area use; fines are first assessed to the occupant, then to the owner if unpaid. Owner is responsible for conduct of guests, rental agent and service personnel and any damage they cause (Rules), and the deed makes the owner liable for repair costs caused by family, guests, employees, agents or lessees to the extent not covered by Association insurance (Art. XXX(B)). Association may recover attorney's fees in enforcement actions.
Contractors & vendorsOwners are responsible for contractors working in their unit, for clean-up and any damage to common elements; contractors using luggage carts must protect them. No structural/exterior alteration without written Association approval. Cleaners for non-official rental companies must be pre-approved by the Grantor/official rental company; only C-1 may use maids closets.
AlsoAssociation may inspect any unit rented through a non-official rental agency. Association performs monthly pest control inside units. Electricity is commonly metered and the Association may shut off a unit's electricity 20 days after a missed assessment. $3,000 special capital contribution due from the buyer on every transfer (2024). Every resale must first be offered to the Majority Ownership Member (right of first offer, 45 days) and any third-party contract is subject to its 45-day right of first refusal; 5% of the purchase price penalty for a sale made without the notices (the amendment as drafted assigns the penalty to the 'Offeree'). Mandatory negotiation/mediation/binding arbitration and jury-trial waiver for disputes.
What the documents say (10)
“In no event shall any Unit Owner change the lock on the exterior door to his Unit or add any additional locks or locking mechanism. Should any Unit Owner lock any interior portion of his Unit, a key to said lock or locks shall be provided to the management company designated by the Grantor.”Master Deed, Article XVII, page 13
“The key system is owned by the Grantor who shall have the right to convey that system to any person or entity. The Grantor shall provide each Unit Owner with a key to the Unit. Should the Unit Owner lose the key or should the key be destroyed or defaced so that it will no longer operate the door, Grantor shall provide Unit Owner with a replacement key upon payment by Unit Owner of the cost of replacement.”Master Deed, Article XVII, page 13
“said cost and expense shall be charged against the OWNER, including the expense of making a key should OWNER fail to deposit a key with the ASSOCIATION pursuant to the requirements of Article XVI.”Master Deed, Article XXI, pages 15-16
“GENERAL: Each owner is responsible for the proper conduct of his/her family, his guests and service personnel as well as any damage to property caused by these persons. Itis also each owner's responsibility to insure that his rental agent and guests understand and observe all tules and regulations.”Rules & Regulations Effective 2006, page 1
“Repeated violations of the above stated rules subject the unit housing the violator to fines starting at $50 (except as otherwise noted) and / or legal action.”Rules & Regulations Effective 2006, page 1
“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 ASSOCIATION.”By-Laws, Article III, Section 23, pages 11-12
“In that regard, ASSOCIATION, or its designated contractor may perform monthly service for pest control which may include spraying within each UNIT and each Owner of a UNIT is hereby so notified.”Master Deed, Article XVIII, page 13
“the ASSOCIATION is hereby granted the right, at any time any assessment, installment or accelerated installment is not paid within twenty (20) days after its due date, to terminate electrical utility service to the delinquent OWNER'S UNIT.”Master Deed, Article XXVII(J), page 24
“UNIT MAINTENANCE / CONTRACTOR WORK: All owners are responsible for the contractor(s) working inside their unit. All homeowners are responsible to ensure that contactors clean up after themselves and if there should be any damage to the common elements as a result of the work of a contractor in an individual unit, the unit owner in question will be responsible for any damages and or repairs to the common elements.”Rules & Regulations Effective 2006, page 1
“Grantor hereby declares, on behalf of itself, the ASSOCIATION, and any OWNER of a UNIT, that any and all right to trial by jury shall be waived by Grantor, the ASSOCIATION, or any OWNER, of a UNIT in any dispute, proceeding, case or controversy arising under or related to the within Master Deed.”Master Deed, Article XXXVII, page 32
04

Is the money healthy?

Typical

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.

Strong inclusions (electric, water, gas, cable, WiFi, trash, pest) and no stated special assessment, but reserves are only 9.5% into a 'New Reserve Fund', an opaque $575,000 Bulk Services line, a $3,000 transfer fee, no prior-year budget, and no wind/flood deductible data.

2026 budget$2,155,422
Reserves10% of budget
Special assessments2024 $3,000 per transfer Special capital contribution transfer fee payable by the incoming owner on any transfer of title (Fourth Amendment, Art. XXVII(C)). No other special assessment is stated in the set; history unstated.
InsuranceBudget line 'Insurance' $180,500 (8.4% of $2,155,422). Oceanfront building in the Coastal Zone / possible FEMA velocity zone per deed disclosure. Owners must insure their own contents; deed makes owners pay the deductible portion of losses to items they must maintain. No declarations page or deductible schedule in the set.
FloodMaster deed requires the Association's casualty policy to cover 'windstorm, wind driven rain damage, water damage and flood damage'; actual flood coverage, limits and deductibles unstated.
DelinquencyAssessment is in default if not paid by the due date (By-Laws: monthly installment delinquent on the 15th). Board may accelerate the whole year on 10 days' notice; after 20 days the Association may foreclose and may cut off the unit's electricity; delinquent amounts bear 18% interest; a 'reasonable late fee as set by the Board of Directors' (2024 amendment replaced the fixed $25) after 30 days; owner personally liable plus attorney's fees; buyer in a voluntary sale is jointly liable for the seller's unpaid assessments. Budget shows no bad-debt line and no delinquency figure.
What the documents say (12)
“TOTAL HOA DUES 2,155,421$”2026 Operating Budget, page 1, Income
“Reserves Additional Funds for New Reserve Fund 205,792$”2026 Operating Budget, page 1, Expenses
“Bulk Services 575,000$”2026 Operating Budget, page 1, Utilities
“Insurance 180,500$”2026 Operating Budget, page 1, General
“144Efficiency 450 0.374096% 649.50$ 23.75$ 673.25$”2026 Operating Budget, page 1, dues table
“961 Bedroom 515 0.428132% 743.32$ 26.88$ 770.19$”2026 Operating Budget, page 1, dues table
“Upon any transfer of title of a UNIT, the UNIT OWNER being transferred the UNIT shall pay over to the ASSOCIATION a special capital contribution transfer fee in the amount of Three Thousand ($3,000.00) Dollars.”Fourth Amendment to Master Deed (2024), Article XXVII Section C, page 3
“When in default, the delinquent assessment or delinquent installment thereof duc to the ASSOCIATION shall bear interest at the rate of eighteen (18%) percent per annum until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to the ASSOCIATION. Further, a reasonable late fee ef $25.08 as set by the Board of Directors shall be assessed for cach installment not paid within thirty (30) days after the due date thereof.”Fourth Amendment to Master Deed (2024), Article XXVII Section G, page 3
“Recognizing that a portion of the common expenses represented by the assessments levied and collected by the ASSOCIATION is attributable to commonly metered electrical utilities used and consumed by each UNIT OWNER, instead of each UNIT having a separate electrical meter for each UNIT”Master Deed, Article XXVII(J), page 24
“GRANTOR shall make an initial contribution immediately after filing of this Master Deed, in the amount of $695,295.00 to the ASSOCIATION as reserves for replacements and repairs of components of the Phase I building”Master Deed, Article XXXX, page 37
“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Areas or for the purpose of funding budgetary shortfalls, without the approval of the membership and in connection with such borrowing shall have the power to pledge assessments and reserve accounts to secure such borrowing”By-Laws, Article III, Section 21, page 11
“In any voluntary conveyance of a UNIT, the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against grantor made prior to the time of such voluntary conveyance”Master Deed, Article XXVII(L), page 25
05

Who's really in charge?

Red flag

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.

Deed-level monopoly on rental/guest services for C-1 that needs Grantor consent plus a unanimous vote to change, a possibly still-live developer veto, and a 2024 amendment handing the largest unit holder a right of first offer and refusal over every resale.

StructureOne association
Commercial unitYes, with its own deed rights
Board3 directors during Class II (developer) control, increased to 5 at the first annual meeting after Class II control ends; staggered 3/2/1-year initial terms then 2-year terms; directors must be members (except developer appointees); removable by majority vote of members; at least two board meetings per year, open to members. Developer's power to designate directors terminates no later than June 16, 2016.
Developer rightsGrantor (Sand Castle South Condo Conversion, LLC, successors and assigns) holds Class II membership with 4 votes per unit owned, a veto over all Board/committee actions while Class II membership exists, consent rights over any change to Grantor-reserved rights, consent over Art. XIV and Art. XXII amendments, utility/telecom easements, signage, PUD rezoning (10 years), ownership of the key system, designation of the official rental management company, and may serve as managing agent. Class II membership continues as long as the Grantor or its assignee owns one or more units; whether it has been terminated is unstated. Phase II/III option expired June 16, 2016 unless exercised (unstated).
Commercial-unit rightsDeed-level: only the owners of C-1 and C-2 may conduct commercial activity (including rental activities) on the common elements; rental management services, reservations, key pick-up/drop-off, concierge and in-unit telecom services are reserved to C-1; exclusive advertising, signage, event and food/beverage easements over corridors, elevators, exterior, parking and pool decks; exclusive use of maids closets, trash rooms, service elevator, guest laundry; may alter non-structural parts of the commercial units without Board consent; Association rules that diminish commercial-unit rights are not binding without Grantor consent; commercial owner recovers attorney's fees if it sues to enforce Art. XIV; changing these rights needs written consent of the Grantor and all commercial unit owners, and Art. XIV needs a unanimous owner vote as well.
VotesClass I: one vote per unit (co-owners designate one Voting Member); Class II: Grantor 4 votes per unit owned. Quorum 51% of total vote; majority = more than 50%; proxies allowed; written consent in lieu of meeting requires 80%. 2024 amendment defines a 'Majority Ownership Member' as the single owner holding the greatest number of units and gives it a right of first offer and right of first refusal on every unit sale, indicating concentrated block ownership.
Changing the deedMaster Deed: proposed by majority of Board or owners of a majority of units, then 67% of members owning a unit at a special meeting; unanimous owner + mortgagee consent to change percentage interests or assessment basis; Grantor/commercial-unit consent for their reserved rights; Grantor may unilaterally correct scrivener errors or lender-required changes. By-Laws: 67% of total votes including 67% of non-Grantor votes. Termination of the regime: unanimous owners and lienholders.
Disputes or lawsuitsNone disclosed in the set. The deed imposes a mandatory notice-negotiation-mediation-binding arbitration process (claims deemed waived if not advanced within 30/15-day windows), a jury-trial waiver, and an 'AS IS' acceptance of a 1996 building with mold/mildew disclaimer. Assessment-collection suits and commercial-unit suits to enforce Art. XIV are exempt from arbitration.
What the documents say (13)
“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of sixty-seven (67%) percent of the MEMBERS owning a UNIT in the Condominium in order for such amendment or amendments to become effective.”Master Deed, Article XXIX, page 27
“iii) any alteration to the rights or privileges granted or reserved hereunder in favor of the COMMERCIAL UNITS (now or hereafter existing) and the OWNER(S) thereof which are reserved herein exclusively for the benefit of the COMMERCIAL UNITS (now or hereafter existing) and the OWNER'S thereof, which said rights and privileges granted and reserved exclusively unto the said COMMERCIAL UNITS and the OWNER(S) thereof shall only be altered, amended, modified or further granted only with the express written consent of the GRANTOR, its successors and assigns, and all OWNERS of all existing COMMERCIAL UNITS”Master Deed, Article XXIX, page 26
“Provided, however, any such rules or regulations which purport to diminish, abrogate or in any way affect the COMMERCIAL UNITS, including the LIMITED COMMON ELEMENTS appurtenant thereto or other rights reserved herein in favor of the GRANTOR, its successors and assigns, relative to the UNITS, COMMERCIAL UNITS, COMMON ELEMENTS, LIMITED COMMON ELEMENTS or any other portion of the Condominium shall not be binding upon the GRANTOR, its successors and assigns, unless and until the GRANTOR consents in writing to the same.”Master Deed, Article XV, page 12
“The Class II member shall be entitled to four (4) votes for each UNIT, inclusive of the COMMERCIAL UNIT, in which it holds the interest required for membership by Article XIII in the Master Deed provided that the Class II membership shall continue only so long as GRANTOR, its successors or assigns of the rights of GRANTOR as Class II member, is the Owner of one (1) or more UNITS in the entire Condominium.”By-Laws, Article II, Section 2, page 2
“So long as the Class "II" membership exists, the Class "II" member shall have a veto power over all actions of the Board and any committee, as is more fully provided in this Section.”By-Laws, Article III, Section 3, page 4
“The power of the GRANTOR, its successors or assigns, to designate Directors as above referred to shall terminate no later than June 16, 2016.”Master Deed, Article XXXII, page 29
“A. Right of First Offer. If any OWNER ("Offeror Owner") intends to sell, their UNIT, the Offeror Owner shall, first and as a condition of the Sale submit to the MAJORITY OWNERSHIP MEMBER or any assignee thereof ("Offeree"), their binding sale proposal (the "First Offer Notice") specifying the total sales price of the UNIT, through which the Offeror Owner irrevocably agrees to sell the UNIT to the Offeree. Offeree shall have forty-five (45) days to submit the offer for the sale of the UNIT and thirty (30) days to close thereafter. In the event of a sale without submittal of the First Offer Notice, Offeree will be assessed a penalty in the amount of Five (5%) of the purchase price to be reflected on the Certificate of Assessment.”Fourth Amendment to Master Deed (2024), Article XXVI(A), page 2
“MAJORITY OWNERSHIP MEMBER or any assignee thereof shall then have a period of forty-five (45) days to exercise its right to buy the UNIT from the UNET OWNER at the same price as set forth in the Prior Offer by so notifying the UNIT OWNER in writing”Fourth Amendment to Master Deed (2024), Article XXVI(B), pages 2-3
“M. "Majority Ownership Member" means the CO-OWNER OR OWNER, being a person, firm, corporation, partnership, association, trust, or other legal entity, who owns a majority of units (greatest number of Units) within the Condominium.”Fourth Amendment to Master Deed (2024), Article XXXXI(M), page 4
“In any proceeding arising because of an alleged breach of the restrictions on commercial activity set forth in Article XIV, the OWNER. ofa COMMERCIAL UNIT, if successful, shall be entitled to recover the costs of the proceedings, and such reasonable attorney's fees as may be determined by the Court”Master Deed, Article XXX(C), page 28
“Notwithstanding the foregoing, the COMMERCIAL UNIT OWNERS shall have the right, without the consent or permission of the Board of Directors of the ASSOCIATION, to make such changes and alterations to non-structural components of the COMMERCIAL UNITS as it or they may unilaterally desire and neither the ASSOCIATION, the Board of Directors or any other UNIT OWNER shall have the right to object thereto.”Master Deed, Article XIX, page 14
“The GRANTOR, or an affi- liate of the GRANTOR, may be employed as managing agent or manager.”By-Laws, Article III, Section 19(a), pages 9-10
“This subsection 4 is an agreement of the Bound Parties to arbitrate all Claims except Exempt Claims and is specifically enforceable under the applicable arbitration law of the State of South Carolina. The arbitration award ("Award") shall be final and binding”Master Deed, Article XXXVIII(B)(4), page 34
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

  • Owners may rent their units short-term with no minimum stay, no owner-use cap and no requirement to join the on-site program; only timesharing is barred (Master Deed, Art. XIV, page 11).
  • Off-site rental management companies are expressly contemplated and permitted once approved by the Association (Master Deed, Art. XXXVI, page 31).
  • Pools, lazy rivers and spas are Common Elements open to owners' guests, licensees and invitees under a perpetual easement, so off-program guests get the main amenities (Master Deed, Art. VII page 8 and Exhibit B page 43).
  • Dues bundle almost every operating cost: in-unit electricity (commonly metered), water/sewer, gas, cable, WiFi, trash, pest control, security and building insurance, so a self-managing host has few separate utility bills (2026 Operating Budget, page 1; Master Deed Art. XXVII(J), page 24).
  • No special assessment is stated in the set, and the 2026 budget funds reserves at $205,792 (9.5%) from regular dues (2026 Operating Budget, page 1).
  • Fines for occupant violations go first to the occupant before the owner, with written notice, a hearing right and appeal (By-Laws, Art. III Sec. 23, pages 11-12).
  • Board meetings are open to members, an audited annual report is required within 120 days of year-end, and management contracts are capped at 3 years with 90-day no-penalty termination (By-Laws, Art. III Secs. 16, 19(b), 20(g), pages 7-11).
  • The developer's right to appoint directors expired no later than June 16, 2016, so day-to-day board seats should now be owner-elected (Master Deed, Art. XXXII, page 29).

Watch-outs

  • Advertising is crippled for self-managers: no photos or renderings of the interior, exterior or amenities and no use of the name 'Sand Castle South' in any rental listing; only the recorded floor plans may be shown (Master Deed, Art. XXXVI, page 31).
  • Deed-level monopoly: only the C-1/C-2 owners may conduct rental activities on the common elements; reservations, key pick-up/drop-off, concierge and in-unit telecom are reserved to C-1, and this cannot be amended without the Grantor's consent plus a unanimous owner vote (Master Deed, Art. XIV, pages 11-12).
  • Owners may not change or add any lock on the unit door; the key system is owned by the Grantor and interior-lock keys must be given to the Grantor-designated management company, which effectively blocks owner smart locks and keypads (Master Deed, Art. XVII, page 13).
  • 2024 amendment gives a 'Majority Ownership Member' (the single largest unit holder) a right of first offer and a right of first refusal on every unit resale, with a 5%-of-price penalty for a sale made without the required notice (the text as drafted charges it to the 'Offeree'); this constrains exit and signals one entity controls a large voting block (Fourth Amendment, Art. XXVI(A)-(B), pages 2-3).
  • $3,000 special capital contribution is due from the buyer on every title transfer (Fourth Amendment, Art. XXVII(C), page 3).
  • Off-site managers must be Association-approved, post a Board-set security deposit, carry $1M/$2M liability naming the HOA, workers' comp and a $15,000 dishonesty bond, use Grantor-approved cleaners, and place disclaimer plaques in the unit; the Association may inspect units rented through them (Master Deed, Art. XXXVI, pages 31-32).
  • Guest laundry, trash rooms, service elevator and maids closets are Limited Common Elements of C-1, and the front desk/lobby/registration rooms are inside privately owned C-1, so check-in, trash and linen logistics for off-program guests are not guaranteed (Master Deed, Exhibit B page 42; Art. XIV page 11-12).
  • The Grantor's Class II membership (4 votes per unit and a veto over all Board actions) continues as long as the Grantor or its assignee owns a single unit; the set does not show it has been terminated (By-Laws, Art. II Sec. 2 page 2 and Art. III Sec. 3 page 4).
  • Dues of $673-$770 per month on efficiency/one-bedroom units, with 'Bulk Services' at $575,000 (26.7% of budget) unexplained and no prior-year figure to gauge increases (2026 Operating Budget, page 1).
  • Reserve line is labelled 'Additional Funds for New Reserve Fund', which implies a newly established reserve fund; no reserve balance or reserve study is provided, and the Board may pledge reserves and borrow for shortfalls without an owner vote (2026 Operating Budget page 1; By-Laws Art. III Sec. 21 page 11).
  • Electricity is commonly metered and the Association can shut off a unit's power 20 days after a missed payment, with 18% interest and foreclosure rights (Master Deed, Art. XXVII(G) and (J), pages 23-24).
  • 1996 oceanfront building accepted 'AS IS' with a mold/mildew disclaimer, in the Coastal Zone/possible velocity zone; insurance is $180,500 but the wind deductible and flood terms are not in the set (Master Deed, Art. XXXX pages 37-38 and Art. I pages 2-3).
  • Mandatory negotiation, mediation and binding arbitration with jury waiver and short waiver deadlines for any dispute with the Association or developer (Master Deed, Arts. XXXVII-XXXVIII, pages 32-36).
  • The rules sheet is from 2006 and the First-Third Amendments (2007) are missing, so current rental, parking and fine rules may differ from what is in this set (Rules & Regulations Effective 2006; Fourth Amendment recitals page 1).
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
Efficiency (144 units, 0.374096% each) - $649.50 base + $23.75 tech fee$673$8,079
One Bedroom (96 units, 0.428132% each) - $743.32 base + $26.88 tech fee$770$9,242
Commercial 1 (1 unit, 3.782526%)$6,567$78,806
Commercial 2 (1 unit, 1.246986%)$2,165$25,980

What the dues cover

In-unit electricity (commonly metered; no separate unit meters)Water/sewer and irrigation waterGas and propaneCable TV and WiFi (plus 'Bulk Services' $575,000 and 'Technology Assessment' $72,000; tech fee $23.75-$26.88/mo is itemized in dues)TrashBuilding insurance (casualty incl. wind/flood per deed, liability, workers' comp)Monthly in-unit pest controlDaytime and nighttime securityElevator, fire system, generator and pool maintenanceMaintenance personnel, management, legal, tax preparationReserve contribution

Where the budget goes

Bulk Services (utilities group; not itemized)$575,000 · 27%
Reserves - Additional Funds for New Reserve Fund$205,792 · 10%
Electricity$191,000 · 9%
Insurance$180,500 · 8%
Security (Daytime $52,560 + Nighttime $87,500)$140,060 · 6%
Water/Sewer$109,000 · 5%
Gas$80,000 · 4%
Maintenance Personnel$75,000 · 4%
The figures, in the documents' words (12)
“TOTAL HOA DUES 2,155,421$”2026 Operating Budget, page 1, Income
“Reserves Additional Funds for New Reserve Fund 205,792$”2026 Operating Budget, page 1, Expenses
“Bulk Services 575,000$”2026 Operating Budget, page 1, Utilities
“Insurance 180,500$”2026 Operating Budget, page 1, General
“144Efficiency 450 0.374096% 649.50$ 23.75$ 673.25$”2026 Operating Budget, page 1, dues table
“961 Bedroom 515 0.428132% 743.32$ 26.88$ 770.19$”2026 Operating Budget, page 1, dues table
“Upon any transfer of title of a UNIT, the UNIT OWNER being transferred the UNIT shall pay over to the ASSOCIATION a special capital contribution transfer fee in the amount of Three Thousand ($3,000.00) Dollars.”Fourth Amendment to Master Deed (2024), Article XXVII Section C, page 3
“When in default, the delinquent assessment or delinquent installment thereof duc to the ASSOCIATION shall bear interest at the rate of eighteen (18%) percent per annum until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to the ASSOCIATION. Further, a reasonable late fee ef $25.08 as set by the Board of Directors shall be assessed for cach installment not paid within thirty (30) days after the due date thereof.”Fourth Amendment to Master Deed (2024), Article XXVII Section G, page 3
“Recognizing that a portion of the common expenses represented by the assessments levied and collected by the ASSOCIATION is attributable to commonly metered electrical utilities used and consumed by each UNIT OWNER, instead of each UNIT having a separate electrical meter for each UNIT”Master Deed, Article XXVII(J), page 24
“GRANTOR shall make an initial contribution immediately after filing of this Master Deed, in the amount of $695,295.00 to the ASSOCIATION as reserves for replacements and repairs of components of the Phase I building”Master Deed, Article XXXX, page 37
“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Areas or for the purpose of funding budgetary shortfalls, without the approval of the membership and in connection with such borrowing shall have the power to pledge assessments and reserve accounts to secure such borrowing”By-Laws, Article III, Section 21, page 11
“In any voluntary conveyance of a UNIT, the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against grantor made prior to the time of such voluntary conveyance”Master Deed, Article XXVII(L), page 25
05 Rules your guests will feel

What to put in the house manual.

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

PetsNo pets of any kind in units or on common elements (Master Deed Art. XV; Rules).
OccupancyOccupancy of a unit is not to exceed the number specified by law (Rules). No numeric cap stated.
Smokingunstated, except cigarette butts may not be thrown from balconies or common areas (Rules).
ParkingMarked designated spaces only; only vehicles fitting one space; no double-parking or parking on landscaping/curbs; 15-minute, oversized and handicapped parking enforced; towing by self-help authorized (By-Laws). Parking is provided under a Parking Easement rather than owned land.
Golf carts, motorcycles, trailersNO MOTORCYCLES PERMITTED ON PROPERTY (Rules). No trailers, campers, mobile homes, boats, watercraft, or unregistered/abandoned/inoperable vehicles on common elements (Master Deed Art. XV). Golf carts: unstated.
GrillsNo gas, charcoal grills or other cooking devices in units or on balconies, porches or hallways (Rules).
AgeChildren under 14 not permitted in pool areas without an adult; children must be supervised on grounds; no skateboards/skates/rollerblades (Rules). No adult-only or age restriction on occupancy.
AlsoNo signs visible from exterior (including For Sale); uniform white window-treatment backing; no clotheslines or items hung from balconies; balconies not for storage, patio furniture only; no satellite dishes/antennae; no storage in hallways/stairwells; quiet after 11 PM; no fireworks; pool hours 9 AM-11 PM, no glass; do not feed birds; no structural/exterior alterations without written Association approval; no timesharing; no business activity on Association property.
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.