HOA Risk Assessment · Myrtle Beach oceanfront

Sands Ocean Club.

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

Read from 3 association documents dated 2022–2026: Sands Ocean Club Horizontal Property Regime — Sands Ocean Club. This page answers one question: what is it like to own here and rent it out yourself?

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

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

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

The documents behind this page.

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

Amended and Restated Master Deed for Sands Ocean Club Horizontal Property Regime and Amended and Restated By-Laws of Sands Ocean Club Homeowners Association, Inc. (Deed Book 4613, Page 2658, recorded 11/14/2022)2022Sands Ocean Club Homeowners Association, Inc. - 2025 Rules Modifications (two Board resolutions dated December 2024: Fees for Short Term Rental Guest; Rules Change Regarding Unit Entry Door Keys), Deed Book 4892, Pages 2903 and 2906, recorded 12/20/20242024· partialSands Oceans Club HOA - Profit & Loss Budget Overview, Accrual Basis, January through December 20262026
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file
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.

Short-term rentals are allowed with no minimum stay, the Owner may self-manage or use any agent, and nothing limits advertising or requires the on-site program; the cost is an Owner-paid $30/night guest fee (authorized by Deed 5.3 and set by Board resolution), registration of a 24/7 local contact and Board-set rental liability insurance.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsNone stated for whole-unit Owners. Unit Week (timeshare) Owners may occupy only during their Unit Week (Deed 12.1(e)). An Owner who leases the Unit is deemed to have assigned its Common Element use rights to the tenant for the lease term except to inspect and maintain (Deed 6.1(b)).
RegistrationEach renting Owner must give the Association the name of a person or business located within reasonable travel time who will service rental guests 24/7 (Deed 5.3). For key issuance the Front Desk must be given the rental guest's name, address and number of persons in the party; guests must show ID at check-in and return the key at check-out (Rules, key resolution 12/2024). Renting Owners must pay a $30.00/day short-term-rental guest fee plus SC accommodations tax through an Internet portal (Rules, fee resolution 12/2024). Renting Owners must carry rental liability insurance in an amount set by the Board naming the Association as additional insured (Deed 9.1(a)). Owners must hold Horry County business license and remit SC sales and accommodations taxes (Deed 5.3). New Owners must notify the Association within 7 days of taking title (Deed 3.3).
Vote to change rental rulesMaster Deed: Owners casting at least two-thirds of the total eligible votes represented at a meeting at which 50.1% of the Association ownership is represented (or by ballot in lieu of meeting) (Deed Art. 18). Rules (such as the $30/day STR fee): a majority of the total number of directors at a Board meeting with 15 days' notice, or Members casting a majority of votes cast (By-Laws 8.1). By-Laws: majority of total eligible votes if the full Board unanimously approves, otherwise two-thirds of votes cast at a meeting attended by more than 50% of eligible votes (By-Laws Art. X). Note: By-Laws 8.2 exempts 'administrative and operating policies' (payment procedures, hours, parking rules, pool rules, trash rules) from the 15-day notice procedure, so the Board can change those without notice; the $30/day rental fee itself rests on Deed 5.3 ('as determined by the Board from time to time').
What the documents say (11)
“Any Owner who leases or licenses the exclusive use of its Unit or Unit Week shall comply with all local, state and federal laws and licensing requirements with respect to such activity. In particular, the Owner shall be responsible for filing and paying of all applicable fees and taxes, including but not limited to South Carolina sales tax and accommodations tax, Horry County business license fees, and state and federal taxes.”Amended and Restated Master Deed, Section 5.3 Rental Restrictions, deed p. 11 (PDF p. 18)
“Each Owner that engages in the rental of its Unit or Unit Week shall provide the Association with the name of a person or business entity located within reasonable travel time to the Condominium Property who shall be responsible for servicing all needs of its rental guests 24 hours a day, 7 days a week. Such required services include, but are not limited to: lost keys and Unit re-entry, providing copies of the Association Rules, and emergency services relating to plumbing, mechanical or electrical issues. The Association shall not be responsible for providing services to rental guests.”Amended and Restated Master Deed, Section 5.3 Rental Restrictions, deed p. 11 (PDF p. 18)
“The Association may assess each leased Unita rental fee as determined by the Board from time to time to cover the cost of trash removal and transport to the Association's trash facilities, parking administration, and any other costs incurred by the Association or its contractors associated with the rental guest's occupancy, which fee may be charged to the rental guest but shall be responsibility of the Owner if not paid by the rental guest.”Amended and Restated Master Deed, Section 5.3 Rental Restrictions, deed p. 11 (PDF p. 18)
“The Term "Short Term" refers to rentals of 30 days or less.”2025 Rules Modifications - Resolution: Fees for Short Term Rental Guest, p. 2
“The daily cost for the above shall be $30.00 (Thirty dollars even) plus applicable South Carolina Accommodations tax. This amount shall be due from the Unit owner and may be paid through an Internet Portal with information to be supplied to any owner engaged in the renting of their unit, All Homeowners engaged in renting their condominium unit shall be subject to this daily fee,”2025 Rules Modifications - Resolution: Fees for Short Term Rental Guest, p. 2
“Homeowners may designate a rental agent or act as such on their own behalf, to request a key to their unit be provided to a designated rental guest for a specific period of time. The Front Desk shall be provided with the rental guest's name, address and number of persons in their party.”2025 Rules Modifications - Resolution: Rules Change Regarding Unit Entry Door Keys, p. 5
“Further, each Owner (excluding Owners of Unit Weeks) engaged in the rental of its Unit, or the licensing of exclusive use of the Unit, shall obtain and maintain liability insurance coverage in an amount determined by the Board for the Owner's rental and licensing activities and all related matters. Such insurance policy or policies shall name the Association and Association Indemnitees as additional insureds.”Amended and Restated Master Deed, Section 9.1(a) Owner Responsibility, deed p. 20 (PDF p. 27)
“Residential Units are restricted to residential use and related purposes only.”Amended and Restated Master Deed, Section 5.2 Residential Use Restriction, deed p. 11 (PDF p. 18)
“Only the Commercial Unit owner(s) shall be permitted to conduct commercial business activities on or about the property. No other commercial activity is permitted.”Amended and Restated By-Laws (Exhibit D to Master Deed), Section 8.5(b) Commercial Uses, By-Laws p. 17 (PDF p. 88)
“this Master Deed may be amended only with the approval of Owners casting at least two-thirds (2/3) of the total eligible votes represented at an Association meeting representing 50.1% of the Association ownership or participating in a vote by ballot in lieu of a meeting.”Amended and Restated Master Deed, Article 18 Amendment of Master Deed, deed p. 41 (PDF p. 48)
“The designation of any unit as "rental" or "timeshare" on said plans is for convenience only, and is not intended, nor shall it be implied, to create any restriction, negative reciprocal easement, admission of or commitment to any particular use or purpose”Amended and Restated Master Deed, Exhibit A-3 Description of Units and Common Elements, PDF p. 54
02

Will your guests be treated like guests?

Favorable

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 Owner's full Common Element rights and a 24/7 Front Desk handles keys, ID check, parking passes, pool towels and check-out, but that service is bought through the $30/day fee and the Owner's own local contact must still cover emergencies.

Amenities for your guestsSame as program guests
Off limits to your guestsTrash chutes, service elevators, laundry rooms, maids' rooms and vending rooms are Limited Common Elements of the Commercial Units and are not for use by residential Owners or their guests (Deed 5.5, Exhibit A-3)
Wristbands & parking passesKeys and parking passes are issued at the Front Desk in the main lobby; the $30.00/day short-term-rental guest fee (paid by the Owner, plus accommodations tax) covers keys, parking passes, a copy of the Rules, ID validation at check-in, pool towels, trash removal from the rental unit, parking assistance, lobby/front-desk access, lock-out assistance and check-out (Rules, fee resolution 12/2024). Owners themselves may obtain up to four keys on demand 24/7/365 for their stay; spouse or child may be designated. No assigned parking spaces except to Commercial Unit owners or the property management company (Deed 6.1). Budget 2026 carries $112,832 Parking Control, $90,948 Security and $55,368 Pool Attendant.
Check-infront desk handles (keys, ID check, check-out and key return at the Front Desk for a $30/day fee charged to the Owner); the Owner's own 24/7 local contact must still handle lost keys, re-entry and plumbing/mechanical/electrical emergencies (Deed 5.3)
TrashOwners/occupants must remove trash regularly and use only Association-designated receptacles; the trash chutes belong to the Commercial Units. Removal of trash generated by a rental unit is one of the services the $30/day STR guest fee pays for (Deed 5.5; Rules fee resolution). Large items must be disposed of off-property.
ElevatorsPassenger elevators and elevator machine rooms are Common Elements; service elevators are Limited Common Elements of the Commercial Units (Exhibit A-3). No vendor/service-elevator-only rule stated.
Housekeeping & linenunstated; the Association may offer housekeeping for a use fee (Deed 11.6). Pool towels are covered by the $30/day STR guest fee.
What the documents say (7)
“Any Owner who leases or licenses the exclusive use of its Unit or Unit Week shall be deemed to have assigned all of the Owner's rights to use the Common Elements during the term of such lease or license to the lessee or licensee, except as necessary to inspect and maintain the Unit;”Amended and Restated Master Deed, Section 6.1(b) Owner Easements in Common Elements, deed p. 14 (PDF p. 21)
“Except as provided herein, any Owner, together with members of the Owner's family, social guests, invitees, and licensees, may use the Common Elements, including the recreational facilities located therein, subject to the following limitations:”Amended and Restated Master Deed, Section 6.1, deed p. 14 (PDF p. 21)
“These costs are designed to cover the following items and other guest needs: Keys, Parking Passes, A copy of the "Rules & Regulations", Validation of the guests identity and other inforraation at check-in. Information and direction for the guests concerning the resort and locations of guest's interest in the area. Pool! towels Removal of trash generated from their rental unit. Parking assistance Management time required for medical incidents, emergencies, evictions, damages, and other situations requiring such attention. Generel Lobby Front Dusk access Noise complaints Room "Lock-out" assistance Resort Check-out”2025 Rules Modifications - Resolution: Fees for Short Term Rental Guest, p. 2
“Further, the rental guest shall be required to present a legally acceptable form of identification such as a valid driver's license, Renters are required to check-out upon departing and return their key to the front desk.”2025 Rules Modifications - Resolution: Rules Change Regarding Unit Entry Door Keys, p. 5
“No assignment of parking spaces shall be granted except to the Commercial Unit owners or to the property management company in order to facilitate necessary operation of the resort property.”Amended and Restated Master Deed, Section 6.1 Owner Easements in Common Elements, deed p. 13 (PDF p. 20)
“The buildings contain trash chutes that are the separate property of the Commercial Unit(s) and shall be used only by the Owners and Occupants of the Commercial Units.”Amended and Restated Master Deed, Section 5.5 Rubbish, Trash and Garbage, deed p. 12 (PDF p. 19)
“the Association shall maintain the general Common Element facilities in continuous operation unless the Owners representing at least 51% of the total eligible votes in the Association vote to discontinue such operations.”Amended and Restated Master Deed, Section 2.3(d) Discontinuation of Operation, deed p. 7 (PDF p. 14)
03

How much work lands on you?

Typical

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

Normal hosting plus a required 24/7 local contact, Front Desk guest registration, a daily fee portal, Board-set rental insurance, Owner liability for guest fines, remodel permits and vendor insurance rules; no 30-minute rule or owner-hauled trash.

Local contactRequired: a person or business 'located within reasonable travel time' responsible for servicing rental guests 24 hours a day, 7 days a week (lost keys, re-entry, copies of Rules, plumbing/mechanical/electrical emergencies) (Deed 5.3). Separately, any Unit left vacant for an extended period needs a designated caretaker able to respond within 24 hours, with contact details given to the Association (Deed 5.6).
Response time24/7 availability for rental guests (Deed 5.3); 24-hour response for vacant-unit caretaker (Deed 5.6). No minute-based response rule stated.
Locks & keysUnit entry doors and locks are selected and provided by the Association for architectural conformity; Owners pay for wear-and-tear or abuse damage (Deed 8.2). Keys are issued at the Front Desk: Owners up to four keys on demand; designated rental agents, real-estate agents, contractors and delivery persons get time-limited keys; rental guests get keys against ID and must return them at check-out (Rules key resolution 12/2024). Owners must deposit a key and alarm code with the Association if required (Deed 6.5). Remodeling or repairs require a permit from the on-site HOA office before work starts (Rules key resolution).
FinesOwner is responsible for all fines caused by rental guests and for all damage they cause, and must indemnify the Association (Deed 5.3, 13.1). Fines require notice and hearing opportunity (15 days to request) but may be daily for continuing violations and are liens collectible like assessments (Deed 13.2, By-Laws Art. IX). No dollar fine schedule in this set. $30/day STR guest fee is the Owner's obligation if the guest does not pay. The Association recovers attorneys' fees when it prevails (Deed 13.3), and all costs of successfully defending a suit brought by an owner can be specifically assessed to that owner (Deed 11.1(d)(v)).
Contractors & vendorsContractors working inside a Unit must furnish proof of license plus liability and workers' compensation insurance; the Board may require the Association be named additional insured and may stop work (Deed 7.2). Every Owner must cause its vendors to add the Association as additional insured and carry workers' comp and auto liability (Deed 9.1(b)(iii)). Remodel permit from on-site office required (Rules). Structural changes, balcony changes, exterior changes and anything visible from outside need written Board approval (Deed 7.1).
AlsoThermostats must stay on between 55 and 85 degrees F (Deed 5.7). Renting Owners must carry Board-set rental liability insurance naming the Association, must file Horry County business license and remit SC sales/accommodations tax (Deed 5.3, 9.1(a)). Owners must give the Association an insurance certificate within 10 days of request (Deed 9.1(a)). Association may enter Units for maintenance, pest control and inspection (Deed 6.5). No personal property on Common Elements over 24 hours (Deed 5.9). New Owner must notify Association within 7 days of purchase or pay title-search costs (Deed 3.3). If an Owner is 60+ days delinquent the Association can collect rent directly from the tenant or leasing agent (Deed 11.3(b)(v)).
What the documents say (7)
“A Unit may not be left vacant for any extended period unless, prior to departure of the Unit's Occupants: (a) a responsible firm or individual is designated to care for the Unit and such firm or individual is capable of responding to any notice of an issue concerning the Unit within a 24-hour period; and (b) the Association is provided with the name and contact information for such firm or individual.”Amended and Restated Master Deed, Section 5.6 Vacant Unit Upkeep, deed p. 12 (PDF p. 19)
“The Owner shall be solely responsible for all damages caused by the Owner's rental guests and shall indemnify and hold the Association and its officers, directors, agents and employees, harmless from any such damages or third-party liabilities arising from the rental of the Unit. The Owner shall be responsible for all fines due to violation of the Governing Documents associated with the Owner's rental guests.”Amended and Restated Master Deed, Section 5.3 Rental Restrictions, deed p. 11 (PDF p. 18)
“All Homeowners planninys to do remodeling or repairs to their unit are required to obtain a permit from the Sands Ocean Club Homeowners Association on -site office prior to commencing any work.”2025 Rules Modifications - Resolution: Rules Change Regarding Unit Entry Door Keys, p. 5
“No repairs, renovations or construction work shall be performed inside a Unit by contractors, subcontractors or similar companies uriless the Owner furnishes the Association with proof of valid contractor or specialty license required for the work together with a certificate of liability and worker's compensation insurance.”Amended and Restated Master Deed, Section 7.2 Alterations Within Units, deed p. 16 (PDF p. 23)
“The thermostats within the Units shall be maintained in an "on" position at a temperature setting of no less than 55 degrees Fahrenheit and no more than 85 degrees Fahrenheit”Amended and Restated Master Deed, Section 5.7 Heating and Cooling of Units, deed p. 12 (PDF p. 19)
“In the case of a continuing violation, only a single notice and opportunity for a hearing is required, and fines may be imposed for each day of a continuing violation.”Amended and Restated Master Deed, Section 13.2(a)(i), deed p. 34 (PDF p. 41)
“(v) All costs incurred by the Association in successfully defending itself, its employees, contractors, or agents against any action brought against the Association, its employees, contractors, or agents by an owner or occupant.”Amended and Restated Master Deed, Section 11.1(d) Specific Assessments, deed p. 26 (PDF p. 33)
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.

Dues are inclusive and insurance is a moderate 10.4% of a $3.8M budget, but the 2026 budget shows no reserve contribution (capital projects are funded pay-as-you-go at 9.6%), no reserve balance or study is provided for a 1984 oceanfront tower, Phase III is leasehold, and the Board can special-assess without an owner vote.

2026 budget$3,799,489
Special assessmentsNone in the documents
InsuranceBudget line '4560 - Insurance 396,000.00' only; no declarations page. Deed 9.2 requires full replacement-cost master policy with reasonable industry-standard deductible, $1M/$2M liability, fidelity bond, insurance review at least every three years. Deed 10.2: deductible on an insured loss falls on whoever would be responsible for the damaged property; Board may apportion among affected units or assess it to a negligent Owner. Deed 10.3: Board may levy a Special Assessment WITHOUT an Owner vote if insurance proceeds are insufficient after a casualty. The Association's policy excludes HVAC, fixtures, cabinets, countertops, appliances, betterments, window treatments and contents (Deed 9.2(a)), so an Owner needs an HO-6 plus Board-set rental liability coverage naming the Association.
DelinquencyPayment is delinquent after the due date; if unpaid 20 days a $40 late charge (CPI-indexed from 2024) plus interest at the highest lawful rate or 10% applies; after a 10-day delinquency notice the Board may accelerate the whole year's assessments; voting and Common Element use may be suspended; utilities (except HVAC) may be cut after 60 days; after 60 days the Association may collect rent directly from the tenant or leasing agent; continuing lien, foreclosure like a mortgage, receiver and rental charge during foreclosure (Deed 11.3-11.4). Budget 2026 carries $30,000 bad debt and $2,000 late-fee income. Owners more than 20 days delinquent cannot vote; 30+ days delinquent cannot run for the Board (By-Laws 2.2, 4.1).
What the documents say (12)
“3110 - Regular Assessments 3,718,733.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, Income
“Total Income 3,799,489.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1
“4560 - Insurance 396,000.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, General and Administrative
“4700 « Reserve Funds 4720 - Bad Debt Expense 30,000.00 Total 4700 - Reserve Funds 30,000.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 2
“5000 - Common Property Upgrades 5299 - Capital Projects 363,529.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 2
“4100 - Real estate Lease 25,978.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, General Expenses
“The Board shall establish an amount to be contributed on an annual basis to reserve funds to permit meeting the projected capital needs of the Association over the period of the budget. The capital contribution shall be included in the Annual Budget and General Assessment as provided in subsection (a) above. Subject to the foregoing, so long as the Board exercises business judgment in determining the amount of the reserve contribution in any year, the amount shall be considered adequate.”Amended and Restated Master Deed, Section 11.2(b) Capital Budget and Reserve Contribution, deed p. 27 (PDF p. 34)
“the Board, in its discretion, may levy a Special Assessment against all Units liable for assessments to cover unbudgeted Common Expenses or Common Expenses in excess those budgeted”Amended and Restated Master Deed, Section 11.1(c) Special Assessments, deed p. 26 (PDF p. 33)
“Ifthe Board determines that the insurance proceeds, including any deductible amount, are insufficient to defray the estimated costs of reconstruction, repair, restoration, or replacement, or the insurance proceeds are otherwise inadequate to pay the actual costs of repair and reconstruction, the Board may, without a vote of the Owners, levy a Special Assessment to cover the deficiency”Amended and Restated Master Deed, Section 10.3 Source and Allocation of Insurance Proceeds, deed p. 24 (PDF p. 31)
“alate charge equal to $40.00 (as such amount may be increased by the inflation index as provided below) may be imposed without further notice or warning to the delinquent Owner, and interest at the highest rate of interest permitted by law, or if no such rate is established at 10% per annum, shall accrue from the due date until paid.”Amended and Restated Master Deed, Section 11.3(b)(i) Delinquent Assessments, deed p. 28 (PDF p. 35)
“Phase III ALEASEHOLD INTEREST in that certain parcel of land situate in Dogwood Neck Township, Horry County, South Carolina, shown and represented as Parcel 3-A on a map of Egerton Acres”Amended and Restated Master Deed, Exhibit A-1 Legal Description, PDF p. 51
“[ora $732,000 [100%”Amended and Restated Master Deed, Exhibit B total line, PDF p. 67 (OCR of 'Total $732,000 100%'; individual unit rows show statutory values of $1,000, $1,500, $2,000 and $3,000, i.e. 0.1366%, 0.2049%, 0.2732% and 0.4098% allocated interests)
05

Who's really in charge?

Typical

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

The five-member board is fully owner-elected with ordinary two-thirds amendment rules and no rental monopoly, but three Commercial Units hold deed-level protections the Association cannot override, the developer keeps the exclusive right to commit units to timeshare, and all owners covenant to an unattached Management Agreement with Sands Properties, Inc.

StructureOne association
Commercial unitYes, with its own deed rights
On-site operatorSands Properties, Inc. (named only as the counterparty to the Management Agreement listed as Exhibit E; the exhibit itself is not attached and 'Sands Resorts' is not named anywhere in these documents)
BoardFive directors, all Owners or authorized representatives of Owners, elected by plurality at the October annual meeting to staggered two-year terms (three in even years, two in odd years); no term limits; removal with or without cause by a majority of votes present at a meeting; vacancies filled by remaining directors (By-Laws 4.1-4.4). If no quorum is reached at an annual meeting, the sitting directors' terms extend automatically (By-Laws 3.5). Board meetings are open to Owners with executive sessions allowed (By-Laws 4.11). Directors may not do business with the Association without majority approval (By-Laws 6.5).
Developer rightsThe Grantor (Sands Investments No. 4, Inc., renamed Sands Development South Carolina, Inc.) and its successors retain the exclusive right to commit Units to Interval Ownership (timeshare) and to occupy unsold Unit Weeks; the Grantor's consent is required to alter any unexpired rights reserved to it, and the 2022 restatement states no such rights were altered (Deed recitals, 5.2, 12.1(a), Art. 18(b)). No developer board-appointment rights remain; the Board is fully owner-elected.
Commercial-unit rightsStrong, deed-level. Three Commercial Units (C-1, C-2, C-3). The Association may take no action that would limit a Commercial Unit Owner from carrying on its permitted activities (Deed 4.1); Commercial Units hold easements over all Common Elements for their business, may erect advertising signs, and own as Limited Common Elements the service elevators, laundry rooms, maids' rooms, vending rooms and trash/laundry chutes (Deed 6.2, Exhibit A-3); they may alter their units and LCEs without Board consent (Deed 7.3); no Rule may unreasonably interfere with a Commercial Unit business without its consent and only Commercial Unit owners may conduct commercial business on the property (By-Laws 8.5(b)); parking assignments go only to Commercial Unit owners or the property management company (Deed 6.1); nuisance rules are interpreted allowing for 'natural differences' between Commercial and Residential Units (Deed 5.4) and Owners assume the risk of noise, odors and public traffic from commercial uses (Deed 15.3). Nothing gives the Commercial Units or operator a monopoly on renting residential units; the Owner may self-manage (Rules key resolution). Every Owner is bound by a Management Agreement with Sands Properties, Inc. (Deed 4.3, Exhibit E) and covenants to perform 'each and every one' of the Owner undertakings it contains, but the agreement is not in this set so any rental- or guest-service obligations it imposes are unknown. The By-Laws limit the managing agent: it may not take vendor commissions or gifts and the Board may not delegate policymaking to it (By-Laws 7.2, PDF p. 85).
VotesOne vote per Unit weighted by Allocated Interest (Exhibit B); Unit Week owners vote 1/51 of their Interval Unit's interest. Quorum is a majority of total eligible votes; most decisions by majority of votes cast; proxies and electronic/mail balloting allowed; Owners more than 20 days delinquent cannot vote (Deed 3.2; By-Laws 2.2-2.4). Members holding 5% of votes can force a special meeting (By-Laws 3.4). Borrowing over 25% of budgeted expenses for discretionary capital improvements needs a majority of votes cast (By-Laws 7.9).
Changing the deedMaster Deed: two-thirds of eligible votes represented at a meeting with 50.1% of ownership represented, or by ballot; Allocated Interest changes need consent of affected Owners and Mortgagees (Deed Art. 18). By-Laws: majority of eligible votes with unanimous Board approval, else two-thirds of votes cast at a meeting with >50% attendance (By-Laws Art. X). Rules: Board majority with 15 days' notice, 30 days before effective (By-Laws 8.1). Termination of regime requires all Owners (non-responders deemed to consent after 180 days) and all Mortgagees (Deed 17.1). Operating policies (parking, pool, trash, hours, payment procedures) are exempt from the rule-change notice procedure (By-Laws 8.2).
Disputes or lawsuitsNone disclosed in this document set. Deed Article 16 requires an Owner to give a Claim Notice, negotiate and mediate before suing the Association over the Governing Documents (collection suits are exempt); an Owner who loses a suit against the Association can be specifically assessed the Association's defense costs (Deed 11.1(d)(v)). Budget 2026 carries only $6,000 Legal Services and $5,000 Professional Fees. The By-Laws indemnify the property-management company's officers, staff and contractors as well as directors (By-Laws 6.2-6.3).
What the documents say (10)
“The Board of Directors shall consist of five (5) members, three (3) elected in each even numbered year and two (2) in each odd numbered year. Directors are elected to serve a two (2) year term.”Amended and Restated By-Laws (Exhibit D to Master Deed), Section 4.2 Selection of Directors; Term of Office, By-Laws p. 5 (PDF p. 76)
“provided, however, that no action shall be permitted which would limit the Owner of a Commercial Unit from carrying on its permitted activities.”Amended and Restated Master Deed, Section 4.1 General Powers and Authority, deed p. 9 (PDF p. 16)
“No Rule shall unreasonably interfere with the permitted use or operation of any business or other lawful activity being conducted from a Commercial Unit in compliance with the Governing Documents at the time the rule is proposed, except with the consent of the Owner of the affected Commercial Unit. Only the Commercial Unit owner(s) shall be permitted to conduct commercial business activities on or about the property. No other commercial activity is permitted.”Amended and Restated By-Laws (Exhibit D to Master Deed), Section 8.5(b) Commercial Uses, By-Laws p. 17 (PDF p. 88)
“The Association has entered into a Management Agreement, a copy of which is annexed hereto as Exhibit "E" and made a part hereof. Each Unit Owner and its heirs, successors and assigns, shall be bound by said Management Agreement for the purposes therein expressed, including but not limited to, covenanting and promising to perform each and every one of the covenants, promises and undertakings to be performed by Unit Owners and Unit Week Owners in the cases provided therefore in said Management Agreement.”Amended and Restated Master Deed, Section 4.3 Management Agreement, deed p. 10 (PDF p. 17)
“Management Agreement Between Sands Ocean Club Homeowners Association, Inc. and Sands Properties, TIC.”Amended and Restated Master Deed, Table of Exhibits, Exhibit E, PDF p. 6 (exhibit not attached in this file)
“Nothing contained in this Master Deed shall be deemed to allow any Person other than Grantor, its successors and assigns, to commit a Unit to Interval Ownership or other form of timesharing”Amended and Restated Master Deed, Section 5.2 Residential Use Restriction, deed p. 11 (PDF p. 18)
“WHEREAS, no unexpired rights or privileges of the Grantor are altered or amended by this Amended and Restated Master Deed;”Amended and Restated Master Deed, Recitals, PDF p. 2
“The use of the Limited Common Elements appurtenant to the Commercial Units shall be exclusively that of the Owner thereof (except as the Owner thereof may permit), and such use shall be and is expressly permitted to be in the nature of storage, supply, maid service, laundry, vending machines, restaurant, lounge, stores, shops, night club, game room and other commercial uses”Amended and Restated Master Deed, Section 6.2 Easements for Commercial Units, deed p. 14 (PDF p. 21)
“each Bound Party agrees not to file suit in any court with respect to a Claim described in subsection (b), unless and until it has first submitted such Claim to the alternative dispute resolution procedures set forth in Section 16.2 in a good faith effort to resolve such Claim.”Amended and Restated Master Deed, Section 16.1(a), deed p. 37 (PDF p. 44)
“The procedures set forth in Section 8.1 do not apply to any administrative policies, such as payment procedures, or to procedures, operating policies or use restrictions that the Board may adopt relating to the Common Elements, such as hours of operation of any Common Element facilities, parking rules, health and safety regulations (such as pool rules), sanitation regulations (such as disposal of trash in the Common Elements), or the method of reserving use of a Common Element facility”Amended and Restated By-Laws (Exhibit D to Master Deed), Section 8.2 Administrative and Operating Policies, By-Laws p. 16 (PDF p. 87)
03 Pros and cons

For the owner who runs it themselves.

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

Working for you

  • Short-term rentals are expressly contemplated with no minimum stay; 'Short Term' is simply defined as 30 days or less and the Board regulates it with a fee, not a ban (Rules fee resolution 12/2024, p. 2; Deed 5.3).
  • Owners may self-manage: the key policy lets a Homeowner 'designate a rental agent or act as such on their own behalf' to have the Front Desk issue keys to rental guests (Rules key resolution 12/2024, p. 5).
  • No requirement to use the on-site rental program, no advertising, photo or disclaimer rules anywhere in the deed, by-laws or recorded rules (Deed 5.3; Rules).
  • Off-program guests get full amenity access: a tenant is deemed to receive all of the Owner's Common Element rights for the lease term (Deed 6.1(b)).
  • A staffed 24/7 Front Desk handles guest keys, ID validation, parking passes, pool towels, lock-outs, trash from the rental unit and check-out for a flat $30/day fee, so the Owner does not need a lockbox or on-site staff (Rules fee and key resolutions 12/2024, pp. 2, 5).
  • Dues are inclusive: electricity, water/sewer, gas, cable TV, internet, pest control and trash are all budgeted as common expenses (2026 Budget, pp. 1-2).
  • Owner-elected five-member board with staggered two-year terms, open meetings, 5% of owners can call a special meeting, and directors cannot do business with the Association without approval (By-Laws 3.4, 4.1-4.2, 4.11, 6.5).
  • Entry doors and locks are provided and standardized by the Association, and keys are issued at the Front Desk, so the Owner is not responsible for a lock system (Deed 8.2; Rules key resolution).
  • The 2022 restatement consolidated all prior amendments into one modern document with a clear fee, lien, enforcement and dispute-resolution framework (Deed recitals, Arts. 11, 13, 16).
  • Amenities cannot be quietly shut down: the Association must keep the general Common Element facilities (pools, Lazy River, parking deck, elevators) in continuous operation unless Owners holding 51% of eligible votes vote to discontinue them; the Board may only set hours and seasonal closures (Deed 2.3(d), deed p. 7 / PDF p. 14).
  • Units labelled 'rental' or 'timeshare' on the recorded plans carry no use restriction from that label; every residential Unit may be used independently by its Owner (Deed Exhibit A-3, PDF p. 54).

Watch-outs

  • A $30.00 per rental day guest fee plus SC accommodations tax is charged to the Owner for every short-term rental night, paid through an Internet portal; the Board can change it by simple resolution (Rules fee resolution 12/2024, p. 2; Deed 5.3).
  • Every renting Owner must register a 24/7 contact 'located within reasonable travel time' who handles lost keys, re-entry, Rules copies and plumbing/mechanical/electrical emergencies; the Association disclaims any duty to serve rental guests (Deed 5.3, p. 11).
  • Renting Owners must carry rental liability insurance in an amount the Board sets, naming the Association as additional insured, and must furnish certificates on request (Deed 9.1(a), p. 20).
  • Owners are liable for all fines and damage caused by their guests; fines can run daily for continuing violations and are lienable; no fine schedule is in this set (Deed 5.3, 13.2, p. 11, 34).
  • The By-Laws say only Commercial Unit owners may conduct 'commercial business activities' on the property while the Board's own resolution calls renting 'a business activity'; the deed and rules clearly allow owner rentals, but the wording could be used against on-site hosting services or signage (By-Laws 8.5(b), deed p. 88; Rules fee resolution p. 2).
  • Commercial Units hold strong deed-level rights: the Association may take no action limiting their activities, rules cannot interfere without their consent, they control the service elevators, trash chutes, laundry and maids' rooms, get the only assigned parking, and Owners assume the risk of noise, odors and public traffic from bars, restaurants and night clubs (Deed 4.1, 6.1, 6.2, 15.3; Exhibit A-3; By-Laws 8.5(b)).
  • Every Owner is bound by a Management Agreement with Sands Properties, Inc. (Exhibit E) that is referenced but NOT attached, and covenants to perform 'each and every one' of the Owner undertakings in it; its term, fees and any rental or guest-service duties it puts on Owners are unknown. Management fees are $271,474 (7.1%) of the 2026 budget (Deed 4.3, deed p. 10 / PDF p. 17; Table of Exhibits PDF p. 6; 2026 Budget p. 1).
  • The 2026 budget shows no reserve contribution: the 'Reserve Funds' heading holds only a $30,000 bad-debt line, and capital work is funded pay-as-you-go at $363,529 (9.6%); no reserve balance or reserve study is provided for a 1984 oceanfront high-rise (2026 Budget p. 2; Deed 11.2(b)).
  • The Board may levy Special Assessments without any Owner vote for unbudgeted expenses or an insurance shortfall after a casualty, and may borrow up to 25% of budget without a vote (Deed 11.1(c), 10.3; By-Laws 7.9).
  • Insurance is $396,000 (10.4% of budget) with no declarations page; wind/named-storm and flood deductibles are unstated and the master policy excludes HVAC, fixtures, cabinets, appliances and betterments, so the Owner's HO-6 must fill the gap (2026 Budget p. 1; Deed 9.2(a), 10.2).
  • Phase III sits on a LEASEHOLD interest under a 1973 ground lease and the budget carries a $25,978 'Real estate Lease' expense; the lease term and expiration are not in this set (Deed Exhibit A-1, p. 51; 2026 Budget p. 1).
  • Timeshare (Interval) Units are mixed into the building and the developer still holds the exclusive right to commit more Units to timeshare; the Association operates the interval program, which can affect amenity crowding and governance priorities (Deed 5.2, Art. 12).
  • An Owner who sues the Association and loses can be specifically assessed the Association's full defense costs, and all Governing Document disputes must go through notice, negotiation and mediation before suit (Deed 11.1(d)(v), Art. 16).
  • Remodeling or repairs require a permit from the on-site HOA office, contractors must show licenses and insurance, and anything visible from outside or touching the balcony needs written Board approval (Rules key resolution p. 5; Deed 7.1-7.2).
  • Delinquency remedies are aggressive: $40 CPI-indexed late fee after 20 days, acceleration, suspension of amenities, utility cut-off after 60 days, and direct collection of rent from the Owner's tenant or leasing agent (Deed 11.3(b)).
  • The recorded 'Rules' are only two Board resolutions; the By-Laws warn that other unrecorded Rules (pets, pool, parking, noise, occupancy) may exist and must be requested from the Association (By-Laws 8.4, deed p. 88).
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
Standard residential unit, 0.1366% allocated interest (statutory value $1,000 of $732,000; most units) - computed as 0.1366% x $3,718,733 Regular Assessments$423$5,080
Larger residential unit, 0.2049% allocated interest (statutory value $1,500; e.g. -07, -10, -12 stacks and Phase III 'A' units) - computed$635$7,620
Largest residential / penthouse unit, 0.2732% allocated interest (statutory value $2,000; e.g. -27, -29 stacks, 1607, 1610) - computed$847$10,160
Phase III paired A+B unit (must be owned together, 0.2049% + 0.1366% = 0.3415%) - computed$1,058$12,699

What the dues cover

Electricity $403,000 budgeted as a common expense (no utility-reimbursement income line, so unit electric appears to be included; submetering is unstated and Deed 11.1(d)(i) allows submetered utilities to be charged by usage)Water & sewer $397,000Fuel & gas $99,000TV cable services $84,000High-speed internet $30,000 (Deed 6.3 grants the Association an easement to provide Wi-Fi/Internet to all Units)Pest control $77,400 (in-unit dispensing permitted by Deed 4.5)Trash removal $60,000Master property and liability insurance $396,000Corridor care/janitorial, pool maintenance and pool attendant, security and parking control, elevator and fire-system contracts, maintenance staff, management feesUnit entry doors and locks are provided by the Association (Deed 8.2)

Where the budget goes

4425 - Corridor Care$476,076 · 12%
4610 - Electricity$403,000 · 11%
4620 - Water & Sewer$397,000 · 10%
4560 - Insurance$396,000 · 10%
5299 - Capital Projects (Common Property Upgrades)$363,529 · 10%
4550 - Management Fees$271,474 · 7%
4360 - Maintenance Staff$245,604 · 6%
4310 - General Maintenance$160,000 · 4%
The figures, in the documents' words (12)
“3110 - Regular Assessments 3,718,733.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, Income
“Total Income 3,799,489.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1
“4560 - Insurance 396,000.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, General and Administrative
“4700 « Reserve Funds 4720 - Bad Debt Expense 30,000.00 Total 4700 - Reserve Funds 30,000.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 2
“5000 - Common Property Upgrades 5299 - Capital Projects 363,529.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 2
“4100 - Real estate Lease 25,978.00”Sands Oceans Club HOA Profit & Loss Budget Overview, January through December 2026, p. 1, General Expenses
“The Board shall establish an amount to be contributed on an annual basis to reserve funds to permit meeting the projected capital needs of the Association over the period of the budget. The capital contribution shall be included in the Annual Budget and General Assessment as provided in subsection (a) above. Subject to the foregoing, so long as the Board exercises business judgment in determining the amount of the reserve contribution in any year, the amount shall be considered adequate.”Amended and Restated Master Deed, Section 11.2(b) Capital Budget and Reserve Contribution, deed p. 27 (PDF p. 34)
“the Board, in its discretion, may levy a Special Assessment against all Units liable for assessments to cover unbudgeted Common Expenses or Common Expenses in excess those budgeted”Amended and Restated Master Deed, Section 11.1(c) Special Assessments, deed p. 26 (PDF p. 33)
“Ifthe Board determines that the insurance proceeds, including any deductible amount, are insufficient to defray the estimated costs of reconstruction, repair, restoration, or replacement, or the insurance proceeds are otherwise inadequate to pay the actual costs of repair and reconstruction, the Board may, without a vote of the Owners, levy a Special Assessment to cover the deficiency”Amended and Restated Master Deed, Section 10.3 Source and Allocation of Insurance Proceeds, deed p. 24 (PDF p. 31)
“alate charge equal to $40.00 (as such amount may be increased by the inflation index as provided below) may be imposed without further notice or warning to the delinquent Owner, and interest at the highest rate of interest permitted by law, or if no such rate is established at 10% per annum, shall accrue from the due date until paid.”Amended and Restated Master Deed, Section 11.3(b)(i) Delinquent Assessments, deed p. 28 (PDF p. 35)
“Phase III ALEASEHOLD INTEREST in that certain parcel of land situate in Dogwood Neck Township, Horry County, South Carolina, shown and represented as Parcel 3-A on a map of Egerton Acres”Amended and Restated Master Deed, Exhibit A-1 Legal Description, PDF p. 51
“[ora $732,000 [100%”Amended and Restated Master Deed, Exhibit B total line, PDF p. 67 (OCR of 'Total $732,000 100%'; individual unit rows show statutory values of $1,000, $1,500, $2,000 and $3,000, i.e. 0.1366%, 0.2049%, 0.2732% and 0.4098% allocated interests)
05 Rules your guests will feel

What to put in the house manual.

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

Occupancyunstated (the Front Desk must be told the number of persons in a rental party; the Board may limit the number of guests using Common Elements under Deed 6.1(d)(i))
ParkingBoard may adopt parking rules; no assigned spaces except for Commercial Unit owners or the property management company; parking passes issued at the Front Desk and covered by the $30/day STR fee; multi-level parking deck and surface parking are Common Elements; personal property (including vehicles outside designated areas) left on Common Elements over 24 hours may be removed after 2-day notice (Deed 5.9, 6.1, Exhibit A-3; Rules). Budget 2026: Parking Control $112,832. Parking rules are 'operating policies' the Board may adopt without the 15-day rule-change notice (By-Laws 8.2).
Golf carts, motorcycles, trailersunstated (no golf-cart, motorcycle or trailer rule in this set; budget carries $4,000 'Bike Week Add'l Sec')
AlsoResidential use only; no subdivision or combination of Units; Phase III A/B paired units must be conveyed together; no exterior antennas/satellite dishes without Board approval; no mailboxes; no signs or objects visible from outside without Board approval; no balcony enclosures, storm doors or protruding AC units without approval (thru-wall AC replacement in kind is allowed); thermostat 55-85 F; no trash on Common Elements except designated receptacles, large items off-site; no hobbies like vehicle assembly; Board noise/party rules allowed; Owners assume risk of commercial-unit noise, odors and public traffic (Deed 5.1-5.9, 7.1, 15.3). Timeshare (Interval) Units exist in the building and are run by the Association under Article 12.
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.