HOA Risk Assessment · Myrtle Beach oceanfront

Grande Shores Ocean Resort.

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 6 association documents dated 2001–2026: Grande Shores Horizontal Property Regime. 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?Typical
Will your guests be treated like guests?Typical
How much work lands on you?Caution
Is the money healthy?Caution
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 of Grande Shores Horizontal Property Regime (February 2001, Deed Book 2343 Page 524) with Exhibits A-H including the By-Laws (Exhibit E)2001· partialGrande Shores Council of Co-Owners, Inc. Rules and Regulations (Updated June 2011), recorded January 7, 2019, Deed Book 4172 Page 2516 - page 3 of 3 only2019· partialGrande Shores Council of Co-Owners, Inc. 2024 Year-End Mailing Booklet (annual minutes 2/2/2024, audited 2023 financial statements, 2024 and 2025 operating budgets and dues breakdowns, loan special assessment, Rules and Regulations, Remodel/Contractor Policy, Off-Market Procedures, parking regulations, service animals notice, evidence of property insurance, certificate of liability insurance)2024· partialGrande Shores Council of Co-Owners, Inc. 2025 Operating Budget approved 10/3/24 with Monthly Dues Breakdown (237 Units)2025Management company email answers, February 2026 (HOA information questionnaire confirmed by the managing agent, Ally Management, Inc.)2026Management company email thread, June 2025 (HOA information questionnaire for a three-bedroom unit)2025
✓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?

Typical

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.

Renting is allowed 'on any basis' with no minimum stay, no owner-use limits, no association registration of the rental and freedom to self-manage or use any off-site agent (Master Deed 4.4 p.29; Booklet p.19), but the deed bars using the resort name or any pictures of the exterior, interior or amenities in rental ads, bans lock boxes and key hand-outs from the unit or common elements, requires a weekly guest list to the front desk, and the developer holds a right of first refusal on resale (4.6 p.30; 5.5 p.33; XVIII pp.61-62), which is the guide's 'allowed with registration/advertising rules' tier, with unusually severe advertising limits.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated - no owner-use limits appear in the Master Deed, By-Laws, Rules or Off-Market Procedures
RegistrationNo registration of the rental itself with the association is required, but an owner (or the 'designated rental agent/company') not renting through the on-site company must (1) email the Resort Front Desk a weekly list of rental units and guest names by Thursday for the following week's reservations, plus a list of approved vendors for the unit, (2) hand guests their key cards and parking passes personally because off-market guests may not check in or get keys or passes at the Resort Front Desk, (3) put the owner's last name and the dates of stay (not the unit number) on each parking pass, and (4) file the owner contact information form (Booklet p.16). Every person providing maid or other service at an owner's request must check in at the registration desk before entering a unit (Master Deed 5.5). Note the tension in the documents: Master Deed 5.4.a says 'all persons occupying any unit shall check in at the registration desk upon arrival', while the Off-Market Procedures direct off-market guests to check in with the rental agent/owner and 'not the Resort Front Desk', with the weekly list serving as the Resort's record of who is in the unit.
Advertising rulesMaster Deed 4.6 bars every Residential Unit owner and agent from using any pictures, representations or models of the exterior, interior, amenities or any part of the property in any advertisement for rental or sale, and from using the name 'Grande Shores' in any rental advertisement; 'For Rent' signs and other displays are allowed only where and how the Board determines (9.1.b) and the Rules allow no public signs without prior Association approval. The commercial unit owners, by contrast, may erect signs advertising units for lease or sale (4.4). No disclaimer wording is prescribed.
Vote to change rental rulesMaster Deed and By-Laws: affirmative vote of Co-owners holding two-thirds (2/3) of the Percentage Interest (Master Deed 14.1; By-Laws 10.1), so the Article IV rental and advertising rules (4.4-4.6) take a 2/3 vote; but the common-element commercial-activity and no-competing-services section (5.5), the delegation/check-in section (5.4), voting (7.2), the oceanfront amenity easement and user fee (9.8), the warranty disclaimer (XVII), the right of first refusal (XVIII), arbitration (XIX) and By-Laws 2.3 (board election) cannot be amended without the Grantor's written consent. Rules and Regulations are adopted and amended by the Board (By-Laws 2.2.f, 7.2).
What the documents say (9)
“The Residential Units shall be used for residential purposes only; provided, however, a Co-owner may rent his or her Unit on any basis so long as he or she does not use the Unit itself to dispense keys of any nature including keys to lock boxes, to book rentals, or to otherwise act as the office for renting the Unit itself or for renting or providing cleaning services for any other property, which conduct is expressly prohibited.”Master Deed, Section 4.4 Use Restrictions, p.29
“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, servants or employees use the name Grande Shores in any advertisement for rental of the Unit.”Master Deed, Section 4.6 Advertisement for Rental or Sale, p.30
“No Co-owners shall engage in or permit time share ownership of a Residential Unit.”Master Deed, Section 4.5, p.30
“The commercial units may be used for any lawful purpose including, but not limited to, the offering for rental by lease or cleaning services for units within and without the regime as well as sales and rental management of units within and without the regime. The commercial unit owners, their agents and assigns, shall be allowed to erect signs advertising units for lease or sale and furthermore, the owners of the commercial units may assign their rights hereunder to third parties.”Master Deed, Section 4.4, p.30
“No "For Sale" or "For Rent" signs, advertising, or other displays shall be maintained or permitted on any part of the Property except at such location and in such form as shall be determined by the Board. The right is reserved by the Grantor, or its agents or assigns, to place "For Sale" or "For Rent" signs on any unsold or unoccupied Units, and on any part of the Common Elements or to advertise the facilities or condominiums for rental, sale or lease.”Master Deed, Section 9.1.b, p.42
“Guests or Owners not renting through the Grande Shores, the On-Site rental company, dba Grande Shores Rental, LLC MUST check in and/or obtain keys and parking passes from the designated rental agent/company and not the Resort Front Desk.”2024 Year-End Booklet - Grande Shores Off-Market Procedures, p.19 item 1
“It is also each owner's responsibility to insure that his rental agent and guests understand and observe all rules and regulations. Occupancy of a unit is not to exceed the number specified by law.”2024 Year-End Booklet - Rules and Regulations, p.17 GENERAL (same text on Rules recorded 1/7/2019 p.3)
“Subject to the provisions of Section 14.2, this Master Deed and all Exhibits, including the Bylaws, may be amended from time to time by resolution adopted by the affirmative vote of the Co-owners of two-thirds (2/3) of the Percentage Interest in the Common Elements subject to the following conditions: No amendment by the Co-owners shall be in violation of the Act or the Permitted Encumbrances and no Amendment shall alter the dimensions of a Unit or the Percentage Interest in the Common Elements appurtenant thereto without the consent of the Co-owners of such Unit. Notwithstanding anything to the contrary in this section, no amendment shall be made to provisions of this Master Deed requiring Grantor's consent to such changes unless Grantor shall consent to such changes in advance in writing.”Master Deed, Section 14.1 Co-owners, p.56
“No trade or business activity may be conducted on Association property or in and around a specific unit.”2024 Year-End Booklet - Rules and Regulations, p.17 BUSINESS ACTIVITY
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 use the same pools, lazy river, oceanfront deck and other common amenities and the Resort issues key cards and pool bracelets to the owner or agent, but the owner or agent must handle check-in, keys and parking passes, guests get one parking space instead of the two issued at the front desk for larger units, and room service, ticket purchases and hotel packages are reserved to on-site program guests (Booklet p.19 items 1-7, p.20; Master Deed 5.4.a, 9.8), matching the guide's 'same amenities but owner handles passes/keys' tier.

Amenities for your guestsMost, not all
Off limits to your guestsResort Front Desk check-in, key issuance and parking-pass issuance (off-market guests must get these from the owner or designated rental agent), Front Desk services including room service, Internet cables, purchase of show tickets or golf tee-times, and purchase of Hotel packages or amenities (On-Site Resort Rental Company guests only), Second parking pass for two- and three-bedroom units (the New Parking Regulations give two passes per two- or three-bedroom unit to guests checking in at the front desk; off-market guests get no passes from the Resort and each unit is authorized 1 parking space), On-premises maids' closets, trash chute and linen/laundry chute (reserved to the Reception Unit owner)
Wristbands & parking passesThe Resort issues, one time per unit on the owner's rental program, 15 pool bracelets for a one-bedroom, 20 for a two-bedroom and 25 for a three-bedroom, and each year 20/25/30 key cards respectively, to the designated management company or the owner; replacement key sets cost the owner $150 and single emergency copies $25. Parking passes are not provided to off-site rental guests at all: the owner or renting entity must supply them, showing the owner's last name and dates of stay (not the unit number) in the windshield; each unit is authorized one parking space, untagged or over-allocated vehicles are towed at the owner's expense, vehicles left in guest registration beyond the posted time are towed, no trailers are allowed on site (Convention Center trailer parking is $20 a day), motorcycles park on garage level 1 with engines off, cars on levels 2-6. The program-guest parking rule gives one pass per one-bedroom and two passes per two- or three-bedroom at check-in.
Check-inowner handles - the owner or the designated rental agent/company checks in off-market guests and hands over keys and parking passes; the Resort Front Desk serves only On-Site Resort Rental Company guests, although it will re-code a key card for a guest who appears on that week's rental list with photo ID
TrashOff-market guests and owners must carry all trash off the floors to the trash bins on the ground floor; linens or cleaning items left in hallways are removed and disposed of by the Resort. The Rules add that owners using a rental agent may not leave trash or linens in hallways and must remove them from the building daily by 4:00 PM, while owners not using a rental agent may use the trash receptacles by the elevator on each floor. The trash chute and linen chute belong to the Reception Unit owner.
ElevatorsThe deed lists 'the three (3) elevators' and their equipment as General Common Elements (3.9.a) and the Council's maintenance duty covers 'all elevators (including the service elevator)' (7.5), so guests use the passenger elevators maintained by the Council. Contractors must use service elevators for materials 'if applicable', protect elevator interiors and floors, and may not use luggage carts or shopping baskets for construction supplies; any contractor using luggage carts must protect them and the elevators (Remodel/Contractor Policy p.18; Rules p.17).
Housekeeping & linenDaily or weekly maid service by any person or entity acting for an owner is expressly permitted, but only the Reception Unit owner may use the on-premises maids' closets, trash chute and laundry chute, so an owner's cleaner must carry linens and trash out by hand; every cleaner or service provider must check in at the registration desk before entering a unit, and housekeeping, maintenance and vendor keys must be issued by the owner or rental agent (the Resort will re-code a vendor key only if the vendor is on the unit's filed vendor list). Linens left in hallways are confiscated.
What the documents say (10)
“Each year, the Resort will provide 20 keys for a one-bedroom unit, 25 keys for a two-bedroom unit and 30 keys for a three-bedroom unit to the designated management company or the Owner as requested.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 1
“The Resort will provide, on a one-time basis, 15 pool bracelets for a one-bedroom unit, 20 pool bracelets for a two-bedroom unit and 25 pool bracelets for a three-bedroom unit, for each unit on your rental program.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 5
“Parking passes will not be provided to the off-site rental guests at the Resort. The guests must obtain their parking passes through the entity/person responsible for rental of the unit. For security reasons, parking passes should not display the unit number. The owner's last name and guest dates of stay should be on the parking pass and displayed in vehicle window. Untagged vehicles will be towed at the owner's expense. Each unit is authorized 1 parking space and cars may be towed if it is determined they are using more spaces than allocated.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 6
“Front Desk services, which include but are not limited to room service, Internet cables, the purchase of show tickets or golf tee-times, or the purchase of Hotel packages or amenities, are for the use of the On-Site Resort Rental Company guests only. The Resort will assist in contacting the guests' rental company so that they are provided any services required.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 7
“All trash must be removed from the property and placed in the trash bins provided on the ground floor. Linens or cleaning items left in the hallways will be removed and disposed of by the Resort. The Resort will not take responsibility for Lost and Found items left behind by guests/vendors.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 8
“Parking is limited. Each 1 bedroom unit will receive one parking pass at check-in and each 2 & 3 bedroom unit will receive 2 parking passes at check-in.”2024 Year-End Booklet - New Parking Regulations, p.20
“For owners using a rental agent, trash and linens are not allowed to be placed in the hallways. They must be removed daily from the buildings, not later than 4:00 PM. For owners who are not using a rental agent, trash receptacles are located by the elevator on each floor.”2024 Year-End Booklet - Rules and Regulations, p.17 TRASH (same text on Rules recorded 1/7/2019 p.3)
“A Co-owner shall be deemed to have made such a delegation to guests occupying his or her Unit for rent. Persons using the Common Elements by delegation shall be subject to the same rules and regulations as may from time to time be imposed upon Co-owners pursuant to Section 5.4.b. and all persons occupying any unit shall check in at the registration desk upon arrival;”Master Deed, Section 5.4.a, p.31
“Daily or weekly maid service is permitted by any person or entity acting for or on behalf of one or more Co-owners of Residential Units, but only the owner of the Reception Unit shall be entitled to use the on premises maids closets, trash chute, and laundry chute.”Master Deed, Section 5.5 Use Restrictions, p.33
“The Grantor as Owner of the Commercial Motel Unit hereby grants to each Unit Owner a non-exclusive easement appurtenant to his or her Unit for the use in common with other Co-Owners of the oceanfront deck, pool and lazy river. The Owner of the Commercial Motel Unit shall have the authority to promulgate rules and regulations regarding the use of the oceanfront amenities.”Master Deed, Section 9.8 Easement and User Fee for Oceanfront Amenities, p.48
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.

The owner (or a paid local agent) must physically hand out keys and parking passes because the front desk will not and lock boxes are banned, file a guest and vendor list with the front desk every Thursday, haul guest trash and linens to the ground floor because the chutes belong to the Reception Unit, keep cleaners checking in at the desk, carry and file their own HO6-type insurance, shepherd licensed contractors through a 10-5 weekday service-elevator policy, and absorb $100-$200 rule fines and $200-plus-per-day contractor fines that pass from occupant to owner (Booklet pp.17-19; Master Deed 4.4, 5.5, 11.5; By-Laws 7.5), which is heavier than the guide's 3 but short of a 30-minute response rule.

Local contactNot stated as a formal requirement, but the Off-Market Procedures presuppose a 'designated rental agent/company' or the owner who hands out keys and parking passes, files the weekly guest and vendor lists with the Resort Front Desk by Thursday, and takes lost-key calls (the Resort sends guests back to whoever issued the keys); the Remodel Policy says the front desk cannot provide access or security to a unit, so the owner must let contractors in; all owners must file a contact information form for emergencies.
Locks & keysThe building key-card system is owned by the Grantor, which may convey it to anyone; the Board and its manager hold a master key for emergency access. Keys may not be dispensed from the unit, left in lock boxes or under door mats, or handed over anywhere on the common elements. Off-market owners get 20/25/30 key cards per year from the Resort (via the Homeowner Operations team); the Resort re-codes a card only for a guest on that week's list with photo ID, makes a $25 emergency copy between 11 pm and 7 am or when no other option exists, and charges the owner $150 for a replacement set when too many cards are lost (unused cards must be returned); housekeeping, maintenance, realtor and vendor keys must be issued by the owner or rental agent and a vendor key is re-coded only if the vendor is on the filed list.
FinesRules: repeated violations subject the unit housing the violator to fines of $100 (1st offense) to $200 (2nd offense) and/or legal action; each owner is responsible for the conduct of family, guests, rental agent and service personnel and for any damage they cause. Remodel/Contractor Policy: not less than $200 per violation by the owner's contractor plus an additional fine per day until remedied, plus cleaning and damage charges set by the HOA at its sole discretion. By-Laws 7.3/7.5: Board may set per-day fines annually, each day a separate offense; a fine is first assessed against the occupant and, if unpaid, the owner pays on notice; fines are liens; the Board may use self-help (including towing) or sue and recover attorney's fees. Late dues: $25 late fee after 30 days plus 18% interest (Master Deed 6.4, By-Laws 5.8); the 2024 cover letter says payments are late on the 10th with late fines from $25 and administrative fines from $30 with interest; the Board may suspend voting and use of facilities for unpaid assessments or rule infractions (5.4.c).
Contractors & vendorsRemodel/Contractor Policy (December 2018): only Licensed General Contractors may do any remodel/construction work; full scope submitted to the Board for approval before starting; electrical and plumbing subs licensed; building permits; certificate of liability insurance on an occurrence form naming the HOA, property manager and unit owner as additional insureds with a $1,000,000 limit, plus workers' compensation; project completed within 30 days of start; work only 10:00 a.m. to 5:00 p.m. Monday through Friday, never on holidays; tile removal scheduled with the front desk and HOA; contractors sign in and out at the front desk; materials through designated service areas, none left in hallways; no electric tools on balconies, unit floors or patios; cable locators and as-built drawings required because of post-tension cables; service elevators with drapes and floor protection; contractors haul all debris off property (no trash chute, dumpsters, luggage carts or shopping baskets); park where designated for service personnel. The Rules also require contractors licensed in Horry County and the City of Myrtle Beach with liability and workers' comp and a certificate naming the Association as additional insured. Master Deed 4.3: no additions, structural modifications or changes to external doors, windows or vents without written Board approval (Board answers within 90 days and may require a deposit for deed-amendment costs).
AlsoAny service provider must check in at the registration desk before performing any service or entering a unit (Master Deed 5.5). Draperies must have white lining visible from outside; no satellite dishes or antennas on residential balconies; nothing hung on windows or outside walls; balconies may not be used for storage or for drying towels; no grills or cooking devices on balconies; no feeding birds; luggage carts must be returned to the lobby. An owner may not run the rental from the unit: Rules bar any trade or business activity in or around a unit, and Master Deed 9.1.l excludes 'unit rental management calls' from permitted home-office use. The Board has right of access on reasonable notice and immediate emergency access, including for pest control. New owners must deposit one year's insurance share, cable connection fee, one year's property taxes and four months of assessments (two months working capital, two months reserve) at purchase (Master Deed 6.1.h); management quotes a $150 transfer fee and $327 'COA' on resale (February 2026 answers). Master Deed 11.5 requires each co-owner, at his or her own expense, to insure the unit's contents, decorations, furnishings and owner improvements and to carry liability insurance for the premises and persons within the unit, with waiver-of-subrogation wording if obtainable, and 'A current copy of all insurance required by this provision shall be filed with the Council or its manager' (p.52); the association's master HO6 program billed in dues does not remove this filing duty. By-Laws 11.2 require an owner to 'promptly notify the Board of a proposed transfer of title' with the closing date and the transferee's name and address (p.100), which dovetails with the Grantor's right of first refusal.
What the documents say (16)
“The Resort requires a weekly list of rental units and names associated with the units in the case of emergencies or for security reason and confirmation should a key need to be re-coded. This list shall be received by the Resort Front Desk no later than the Thursday of each week for the following week's reservations.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 2
“If a key is lost or they have the wrong key they will have to return to the rental agent/company that gave them the initial keys to obtain additional ones. If between 11pm-7am or if we determine no other options are available to have a key delivered we will make a copy of the key for $25.00. Housekeeping and maintenance staff keys, as well as any keys needed by service providers, realtors or vendors, MUST be issued by the rental agent/company and/or owner responsible for the rental of the unit.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 3
“If a replacement set, as defined in item #1 above, is required due to an abundance of lost keys, a replacement set will be made at the cost of $150.00 to the owner. Any unused keys must be returned when the new keys are picked up as they will no longer be valid.”2024 Year-End Booklet - Off-Market Procedures, p.19 item 4
“There shall be no commercial activities in or on the General Common Elements, including, but not limited to, operation of rental management services, key pick up and drop off, including but not limited to key boxes or keys left under door mats, front desk, gift shop, restaurant, or bar.”Master Deed, Section 5.5 Use Restrictions, p.33
“Any person or entity providing maid service or any other type of service at the request of a Unit Owner shall check in at the registration desk before performing any service or entering any unit.”Master Deed, Section 5.5, p.33
“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.”Master Deed, Section 9.6 Right of Access, pp.47-48
“Repeated violations of the above stated rules subject the unit housing the violator to fines of $100 (1st offense) to $200 (2nd offense) and / or legal action.”2024 Year-End Booklet - Rules and Regulations, p.17 VIOLATIONS (same text on Rules recorded 1/7/2019 p.3)
“Unit owners shall be subject to a fine of not less than $200.00 for each violation of this policy by their General Contractor and their sub-contractors with an additional fine per day until remedied.”2024 Year-End Booklet - Remodel/Contractor Policy December 2018, p.18
“All work shall be performed between the hours of 10:00 a.m. and 5:00 p.m. Monday thru Friday. No work will be performed on any holidays.”2024 Year-End Booklet - Remodel/Contractor Policy December 2018, p.18
“It is the owners' responsibility to provide access and security to the unit; the front desk cannot provide access or security.”2024 Year-End Booklet - Remodel/Contractor Policy December 2018, p.18
“In the event that any occupant of a Unit violates the Act, the Non-profit Act, the Master Deed, the Bylaws, 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 Co-owner shall pay the fine upon notice from the Council.”By-Laws, Section 7.5 Hearing Procedure, p.96
“At the time of purchase of a Unit, each co-owner shall be required to deposit with the Council of Co-owners a sum sufficient to pay the co-owner's share of insurance for one (1) year, cable connection fee, real estate taxes for a period of one (1) year and a sum equal to two (2) months of homeowner's assessments which shall constitute working capital and two (2) months of homeowner's assessments which shall constitute a reserve.”Master Deed, Section 6.1.h, p.36
“Each Co-owner shall be responsible for obtaining, and shall obtain, at his or her sole expense, insurance covering the personal property, decorations, and furnishings within his or her own Unit, and the additions and improvements made by him or her to the Unit. Each Co-owner shall be responsible for obtaining, and shall obtain, at his or her own expense, insurance covering his or her liability for the safety of the premises and persons within his or her Unit.”Master Deed, Section 11.5 Insurance by Co-owner, p.52
“A current copy of all insurance required by this provision shall be filed with the Council or its manager.”Master Deed, Section 11.5, p.52
“This Article shall not be construed to prevent or prohibit a Co-owner from maintaining his personal professional library, keeping his personal business or professional records or accounts, handling his personal business or professional telephone calls (other than unit rental management calls), or conferring from time to time with business or professional associates, clients, or customers in his Unit.”Master Deed, Section 9.1.l, p.44
“A Co-owner shall promptly notify the Board of a proposed transfer of title to his Unit setting forth the closing date and the name and address of the transferee.”By-Laws, Section 11.2 Notification of Transfer, p.100
04

Is the money healthy?

Caution

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

Reserves are funded at 28.8% of the 2025 budget with a reserve study, dues bundle electricity, utilities, the master policy and a master HO6, and 2025 dues were flat after a clean 2023 audit, but a $1.29 million six-year 7% loan assessment is being collected monthly on top of published dues, dues rose 17.43% in 2024 on a 30% insurance jump, insurance is 24-26% of the budget with the broker warning of more, liability cover sits below the deed's $3 million target, the building is in Flood Zone VE with $25,000 flood and wind deductibles plus a Lloyd's named-storm buy-down, the 2023 audit shows a small deficit, and a three-bedroom now costs about $1,869 a month (Booklet pp.7-14, 22-23; 2025 Budget; Master Deed 11.2; February 2026 answers).

2025 budget$2,964,033
Dues change+0.0% on the year
Reserves29% of budget
Reserve balance$835,748
Reserve studyOn file
Special assessments2024 $1,292,719.29 total 'Loan assessment - 6 year special assessment, 72 month loan @ 7%', collected monthly with dues: 1 Bedroom $61.84/month, $742.08/year, $4,452.48 total; 2 Bedroom $100.47/month, $1,205.64/year, $7,233.84 total; 3 Bedroom $123.65/month, $1,483.80/year, $8,902.80 total; Commercial Unit $4,676.50/month ($336,708 total); Reception $865.62/month ($62,324.64 total); Vending $34.01/month; Snack Bar $12.37/month. The yearly collections sum to about $215,453, which is the 'General Reserves Waterproofing' line carried in the 2024 and 2025 budgets, and the 2023 audit shows $15,307 of loan fees in the reserve fund. Billing caveat: the 2024 and 2025 budgets' 'Regular Assessments' line ($2,771,482) already equals total budgeted expenses including the $215,453 'General Reserves Waterproofing' line, and the published monthly dues ($904.27/$1,406.38/$1,715.45) are that line divided by percentage interest, so on the budget's face the loan share is inside the published dues; yet the June 2025 owner-reported three-bedroom figure of $1,839 equals $1,715.45 + $123.65 and the February 2026 management answer says the special assessment is 'added in with HOA payment', which indicates it is billed on top. Confirm the actual monthly bill with management. Debt service on a 72-month bank loan at 7% (the Loan Assessment page does not name the project; the matching budget line is 'General Reserves Waterproofing' and the February 2024 minutes discuss an approximately 18-month exterior painting and waterproofing project with loud work scheduled for April/May and other work June through October). The February 2026 management answers confirm 'Special assessment added in with HOA payment'; the June 2025 owner-supplied answers said 'No'.; 2024 17.43% increase in regular assessments ($2,341,388 to $2,771,482 budgeted; 1 Bedroom $775.88 to $904.27, 2 Bedroom $1,200.27 to $1,406.38, 3 Bedroom $1,461.82 to $1,715.45 per month) Not a special assessment but a step-up driven by Insurance Expense ($539,000 to $702,470 budget, +30%) and General Reserves ($637,042 to $852,495), described by the cover letter as 'primarily due to rising cost of utilities and additional funding for the capital reserve contribution'.
InsuranceProperty: Building $23,790,000 replacement cost, special form including earthquake, flood and wind/hail, term 01/08/2024-01/08/2025, carriers Landmark American, James River and Axis with Lloyd's buy-down policies, broker USI Insurance Services, 'Total Units: 140'. Liability: James River Insurance Company commercial general liability $1,000,000 each occurrence / $1,000,000 personal and advertising injury / $2,000,000 general aggregate / $2,000,000 products-completed operations, $50,000 damage to rented premises, medical expense excluded, 01/08/2024-01/08/2025; a second Continental Casualty Company policy with a $2,000,000 limit runs 06/21/2024-06/21/2025 (its line label is illegible on the scan); no umbrella or excess liability line is completed on the certificate. Master Deed 11.2 calls for a public liability policy with 'at least a One Million ($1,000,000) Dollar single person limit', 'at least a Three Million ($3,000,000) Dollar limit per occurrence, if reasonably available', and 'at least a Five Hundred Thousand ($500,000) Dollar minimum property damage limit', so the certificate's $1,000,000 per-occurrence limit is below the deed's if-available target (p.51). Master Deed 11.1 requires blanket special form, flood, wind and earthquake cover 'if reasonably available' at 100% replacement cost, lets the Board set deductibles and reserves for them, and makes each new owner prepay one year's share of premium (pp.50-51); 11.5 makes each owner buy contents and liability (HO6-type) cover and file a copy with the Council (p.52). The association also carries a master HO6 program billed inside dues ($43.36/$48.45/$59.35 per month by unit size; $81,157 budget line; $71,336 actual in 2023, $66,560 in 2022). Insurance Expense was $450,813 actual in 2022, $561,863 in 2023, $702,470 budgeted for 2024 and held flat for 2025 (+56% from 2022 actual to the 2024 budget); with master HO6 the 2025 total is $783,627 or 26.4% of the budget. The broker told the February 2024 annual meeting to 'expect an increase in premium in 2025'. Policy numbers withheld.
Wind deductibleNamed Storm deductible is 'Bought down with Lloyds Policy' (the underlying percentage is illegible in the OCR); All Other Wind/Hail $25,000; 'Wind Driven Participation $100,000'; base all-other-perils deductible $5,000; Earthquake $25,000; Master Deed 11.4 puts the deductible on the party who would be liable for the loss absent insurance (ACORD 27, Booklet p.22; Master Deed p.52)
FloodFlood included in the special-form program with a $25,000 deductible 'Bought down with Lloyds Policy'; Flood Zone VE; the certificate states the policy meets the definition of private flood insurance under 42 U.S.C. 4012a(b)(7) (Booklet p.22)
DelinquencyStrong collections: assessments receivable were $0 at December 31, 2023 (vs $7,226 at 12/31/2022); fines and late fees were $1,042 in 2023 and $1,713 in 2022; bad debt is budgeted at $1,000; 70% of the membership was represented at the February 2024 annual meeting. Remedies: $25 late fee after 30 days plus 18% interest (Master Deed 6.4; By-Laws 5.8), delinquent on the 15th for reporting (By-Laws 5.9.f.vi), lien superior to all but taxes and prior-recorded mortgages, foreclosure as a mortgage with receiver for rents, suspension of voting and facility use, and the Board may ultimately seek a judicial sale of a persistently defaulting owner's unit (Master Deed 9.4). The 2024 cover letter: dues due on the 1st, late on the 10th, late fines from $25 and administrative fines from $30 with interest. Audited results: 2023 total revenues $2,505,551 against expenses $2,518,965, a deficiency of $(13,414) (2022: a $42,529 surplus); fund balances fell from $918,493 to $905,079; the reserve fund spent $582,704 on building and common property repairs and replacements in 2023 ($637,848 in 2022) and its $835,748 of cash is carried against $828,409 of 'assessments received in advance-reserve fund' (contract liabilities), so the audit shows no reserve fund balance as such (Booklet pp.7-9).
What the documents say (28)
“2025 Operating Budget approved 10/3/24 Dues change 0.00% 237 Units”2025 Operating Budget, p.1 header (same on Booklet p.13)
“The "Commercial Unit" consists of the "Restaurant", "Studios" and "1 Bedroom Suites". Until conversion, internet and phone on "Studios & 1 Bedroom Suites" are paid separately.”2025 Operating Budget, p.1 footnote (same on Booklet p.11 and p.13)
“Loan assessment - 6 year special assessment 72 month loan @ 7% $ 1,292,719.29”2024 Year-End Booklet - Loan Assessment, p.14
“60 1 Bedroom Unit 0.003444 0.206640 $ 61.84 $ 742.08 $ 4,452.48 32 2 Bedroom Unit 0.005596 0.179072 $ 100.47 $ 1,205.64 $ 7,233.84 44 3 Bedroom Unit 0.006887 0.303028 $ 123.65 $ 1,483.80 $ 8,902.80”2024 Year-End Booklet - Loan Assessment, Special Assessment Breakdown (per unit monthly, yearly, total), p.14
“approved 10/5/23 Dues change 17.43%”2024 Year-End Booklet - 2024 Operating Budget (Exhibit D), p.10 header
“primarily due to rising cost of utilities and additional funding for the capital reserve contribution.”2024 Year-End Booklet - cover letter, Operating Budget & Dues, p.1
“He noted that the main increase was due to the Insurance Expense and General Reserves line items based on anticipated needs and contractual requirements.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 8.A
“It was noted that this reserve schedule is a snapshot of the reserve study that was completed and is available on the owner portal.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 8.A
“As a result of the continued tightening in the industry, the Association should expect an increase in premium in 2025.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.3 item 7.A Insurance
“He reported that the Association had received a clean opinion.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 7.B
“It was noted that the time frame would be approximately eighteen (18) months to complete. The loud noise would take place during the months of April/May when less guests are present. Other work would be performed during the months of June through October.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024 (painting and waterproofing question), p.4 item 8.B
“Building $23,790,000 $5,000 Cause of Loss: Special Including Earthquake, Flood, Wind/Hail Additional Deductibles: Named Storm (Bought down with Lloyds Policy) All Other Wind/Hail $25,000 Flood (Bought down with Lloyds Policy) $25,000 Earthquake $25,000 Wind Driven Participation $100,000”2024 Year-End Booklet - ACORD 27 Evidence of Property Insurance 01/08/2024-01/08/2025, p.22 Coverage Information (policy numbers omitted)
“Total Units: 140 Building coverages are Replacement Cost valuation and are subject to the terms and conditions of the policy. Coverage provided by the following: Landmark American, James River, Axis Flood Zone: VE With regards to flood coverage, this policy meets the definition of private flood insurance contained in 42 U.S.C. 4012a(b) (7) and the corresponding regulation.”2024 Year-End Booklet - ACORD 27 Evidence of Property Insurance, p.22 Remarks (policy numbers omitted)
“COMMERCIAL GENERAL LIABILITY 01/08/2024 01/08/2025 EACH OCCURRENCE $1,000,000 DAMAGE TO RENTED PREMISES (Ea occurrence) $50,000 MED EXP (Any one person) Excluded PERSONAL & ADV INJURY $1,000,000 GENERAL AGGREGATE $2,000,000 PRODUCTS-COMP/OP AGG $2,000,000”2024 Year-End Booklet - ACORD 25 Certificate of Liability Insurance dated 6/26/2024 (insurer A: James River Insurance Company; insurer B: Continental Casualty Company), p.23 (policy numbers omitted)
“When in default, the delinquent assessment or delinquent installment thereof due to the council shall bear interest at a rate of eighteen (18%) percent per annum until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to the council. Further, a late fee of Twenty-five and No/100 ($25.00) Dollars shall be assessed for each installment not paid within thirty (30) days after the due date thereof.”Master Deed, Section 6.4 Lien Upon Unit, pp.36-37
“In the case of each Unit, each Co-owner of a Unit, by acceptance of the deed to the unit, agrees, in accordance with S.C. Code Ann. §27-31-190, to pay for electricity, cable, water, and sewer used by the entire Regime (except for that used by the commercial units) as a Common Expense.”Master Deed, Section 6.1.g, p.35
“In consideration for granting this easement, the Owner of the Commercial Motel unit shall have the right to assess against the Council of Co-Owners a user fee which will be determined by the Owner of the Commercial Motel Unit on an annual basis in December of each year.”Master Deed, Section 9.8, p.48
“How much are the HOA dues per month? $1869/mo What do they include? water, trash, cable, internet, electric in unit, pest control, elevator & Pool Service Are there any special assessments or insurance assessments? Special assessment added in with HOA payment Any pending litigation in this community/building? no Does the developer of this community/building have the First Right of Refusal? yes Is there a private or public transfer fee? If so, what is the fee? $150 transfer fee/$327 COA”Management company answers, February 2026, p.1 (confirmed by the managing agent: 'Yes, the information provided is correct.')
“Cash & cash equivalents $1,025,286 $ 835,748 $1,861,034 $1,791,929”2024 Year-End Booklet - Audited Balance Sheets December 31, 2023 and 2022 (Operating Fund, Reserve Fund, 2023 total, 2022 total), p.7
“Contract liabilities (assessments received in advance-reserve fund) - 828,409 828,409 758,867”2024 Year-End Booklet - Audited Balance Sheets December 31, 2023 and 2022, p.7
“Total revenues 1,907,515 598,036 2,505,551 2,446,522”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022 (Operating, Reserve, 2023 total, 2022 total), p.8
“Total expenses 1,920,929 598,036 2,518,965 2,403,993”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.9
“Beginning fund balances 918,493 918,493 875,964 Ending fund balances $ 905,079 $ - $ 905,079 $ 918,493”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.9
“Building and other common property repairs & replacements - 582,704 582,704 637,848”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022 (Major repairs and replacements, reserve fund), p.9
“Contributions to provide sufficient reserves to make such major repairs or replacements to the Common Elements as may be required from time to time, including, without limitation, a reserve to paint the exterior of the building and to waterproof the exterior of the building on a regular basis.”Master Deed, Section 6.1.e Enumeration of Expenses, p.35
“The public liability policy shall have at least a One Million ($1,000,000) Dollar single person limit as respects bodily injury; at least a Three Million ($3,000,000) Dollar limit per occurence, if reasonably available, and at least a Five Hundred Thousand ($500,000) Dollar minimum property damage limit.”Master Deed, Section 11.2 Public Liability Insurance, p.51
“Insurance expense 561,863 - 561,863 450,813 Master HO6 insurance expense 71,336 - 71,336 66,560”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.8
“Past due balances are subject to late fines starting at $25.00 and administrative fines starting at $30.00 with interest.”2024 Year-End Booklet - cover letter, Payment Options, p.1
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.

The deed creates a Grantor-consent-locked monopoly on guest services: no rental management, key pick-up, front desk or competing service may be offered by any residential owner on the common elements (5.5 p.33); the developer still holds a non-amendable right of first refusal on every residential resale confirmed in 2026, keeps permanent consent rights over the voting, amenity-fee, arbitration, warranty and board-election sections, owns the key system and may be hired as manager; the four commercial units hold about 31% of the vote under a one-third quorum; and two of the three 2024 directors share a surname with the developer's signing manager (Master Deed Art. XVIII, 5.5, 7.2, 9.6, 9.8, Exhibit C; By-Laws 2.3, 4.1; Minutes p.2), which is the guide's 'deed-level monopoly on rentals/guest services' tier.

StructureOne association
Commercial unitYes, with its own deed rights
On-site operatorGrande Shores Rental, LLC, dba Grande Shores, 'the On-Site rental company' (Booklet p.19); the Resort Front Desk and hotel block operate from the Reception Unit and Commercial Motel Unit, originally owned by the Grantor, Oceanfront Grande Bay Development, LLC. The association's managing agent is Ally Management, Inc.
BoardBoard of three directors initially; the Board itself may set the size at three, five or seven (By-Laws 2.1). Directors are to serve staggered three-year terms with roughly one-third elected each year (By-Laws 2.3, non-amendable without Grantor consent), yet the February 2024 minutes seated two directors by acclamation for two-year terms and list a three-member board (president, secretary/treasurer, director at large). Removal of a director takes two-thirds of the Percentage Interest; vacancies are filled by the remaining directors. Directors serve without compensation. The Grantor appointed the initial board and held all board-election rights until the later of the sale of 80% of the units or December 31, 2019 (Master Deed 7.2, 15.2; By-Laws 2.3). The annual meeting has been held in February (By-Laws 1.7 call for the Fall 'or at such other time as may be determined by the Board of Directors'); quorum is one-third of the Percentage Interest and 70% was represented in 2024. Two of the three directors listed in the 2024 minutes share a surname with the individual who signed the Master Deed as the developer entity's manager; the documents do not say whether they are related, or whether the developer or its affiliates still own the commercial units or any residential units.
Developer rightsRIGHT OF FIRST REFUSAL (Master Deed Article XVIII, pp.61-62): whenever the owner of any Unit receives a bona fide offer to purchase, the owner must send the Grantor (Oceanfront Grande Bay Development, LLC, 'its successors and assigns') an executed copy of the offer by registered or certified mail to the North Myrtle Beach address in the deed or any other address the Grantor gives the Council, with the buyer's name and any other information the Grantor requests; for ten days after receipt the Grantor may buy the unit on the same terms; declining once does not waive the right for later offers; the right does not apply to commercial units, foreclosure or judicial sales, transfers to a mortgagee, transfers between co-tenants, or transfers to a trust, by will or intestacy; the Grantor furnishes a compliance/waiver certificate on demand for up to $50 (free to mortgagees); the right is deemed waived if such a certificate issues or if 90 days pass after a non-compliant recorded transfer without suit; the Article cannot be amended without the Grantor's express written consent. The February 2026 management answers confirm the developer still has a first right of refusal, and the June 2025 owner-supplied answers said the same. Other reserved rights: unilateral power to convert the 97-room motel into 10-100 units as Phase II and to add Phases III-XII (up to 3,100 more units) through December 31, 2019; control of board elections and unilateral amendment power until the later of 80% sold or 12/31/2019; a deemed power of attorney from every owner to consent to Grantor amendments (14.3), and non-rebuttable waiver presumptions under the right of first refusal (XVIII.D); construction and sales easements; the right to approve unit alterations without the Board until 12/31/2019; ownership of the key-card system; satellite dishes and signs on the common elements; exemption from assessments for 90 days after recording; a Grantor affiliate may be hired as managing agent (By-Laws 4.1); perpetual consent rights over Master Deed 5.4, 5.5, 7.2, 9.8, Articles XVII (warranty disclaimer), XVIII and XIX and By-Laws 2.3; the Council may never sue the Grantor for construction defects (XVII.e); and all disputes under the deed or with the Grantor go to binding arbitration (XIX).
Commercial-unit rightsDeed-level monopoly. Master Deed 5.5 forbids all commercial activity on the General Common Elements, naming rental management services, key pick-up and drop-off (key boxes or keys under mats), front desk, gift shop, restaurant and bar; only the Reception Unit owner may use the maids' closets, trash chute and laundry chute; and no residential owner or agent may provide any service to owners or guests that is the same as, similar to or competes with the services of the commercial, reception, vending and snack bar unit owners; the section cannot be amended without Grantor consent. Master Deed 4.4 lets the commercial units be used for any lawful purpose including rental management, leasing and cleaning of units inside and outside the regime, lets them erect lease/sale signs, and lets them assign these rights to third parties. The oceanfront deck, pool and lazy river are part of the Commercial Motel Unit; owners hold only an easement subject to rules set by that unit's owner and an annual user fee set each December and collected through assessments (9.8; $1,000 in the 2025 budget), and the Council maintains everything else. The commercial units' electricity, cable, water and sewer are excluded from the Common Expense pool (6.1.g). With 26.0465% (Commercial Motel) + 4.8212% (Reception) + 0.1894% + 0.0689%, the commercial block controls about 31.1% of all votes against a one-third quorum and a 51%-of-those-present decision rule. The oceanfront user fee 'shall include, but not be limited to, all expenses incurred by the Owner of the Commercial Motel Unit in the upkeep, maintenance and repair of the oceanfront amenities ... and the cost of insurance and taxes on the amenities', is collected one-twelfth monthly by the Council, and the easement section terminates only if the motel is converted to Phase II and the amenities become common elements (9.8, p.48); the $1,000 budgeted for 2025 is far below that language's potential. Ten parking spaces and the trash and linen chute mechanisms are Limited Common Elements of the Reception Unit (3.9.b, pp.26-28). By-Laws 7.2 say Board regulations 'shall not discriminate against persons who are delegates pursuant to Section 5.4.a' (renters), which the Off-Market Procedures' parking and service distinctions sit uneasily beside.
VotesOne vote-weight per Percentage Interest (Exhibit C); decisions pass by 51% or more of the value present at a meeting with a quorum of one-third of the Percentage Interest, unless the deed or By-Laws require more (Master Deed 7.2; By-Laws 1.3-1.4); proxies allowed for the next meeting only; written consents need all owners; special meetings on request of 10% of the Percentage Interest; one designated voting owner per jointly owned unit; a three-bedroom unit carries 0.6887%, a one-bedroom 0.3444%.
Changing the deedMaster Deed and all Exhibits including the By-Laws: two-thirds (2/3) of the Percentage Interest (14.1; By-Laws 10.1), recorded to be effective; no amendment may change a unit's dimensions or Percentage Interest without that owner's consent; Grantor's prior written consent is required for sections 5.4, 5.5, 7.2, 9.8, Articles XVII, XVIII, XIX and By-Laws 2.3. The adopted budget may be amended only by two-thirds of the Percentage Interest (By-Laws 5.3); special assessments outside the budget need a majority of the Co-owners (5.5); common-element improvements costing an owner more than 1% of the unit's deed value in a year need two-thirds (6.5); acquiring additional common elements needs more than 50% (Master Deed 5.8); director removal two-thirds; voluntary termination needs all owners and mortgagees or the Act's percentage (13.2); Rules are adopted by the Board.
Disputes or lawsuitsThe February 2026 management answers report no pending litigation (the June 2025 owner-supplied answer was 'Owner unsure'). The Master Deed imposes binding arbitration under the South Carolina Uniform Arbitration Act for any dispute over its terms or between the Grantor and any owner or the Council (Article XIX, non-amendable without Grantor consent), and the Council has no right of action against the Grantor for any defect (Article XVII.e). The 2023 audit shows a $14,583 'Santee Cooper settlement refund' and $11,700 of net insurance claim repairs; the 2024 minutes record owner complaints about the painting/waterproofing schedule and unheated pools in October. Budget legal services are $4,500 a year.
What the documents say (30)
“In the event the Owner of any Unit wishes to transfer the title thereto, and shall have received a bona fide offer to purchase same, such Owner shall notify Grantor, its successors and assigns in writing by mailing such writing by registered or certified mail, return receipt requested, to Grantor at 300 North Ocean Boulevard, Ocean Drive Section, North Myrtle Beach, South Carolina 29582, or at such other address as Grantor may provide the Council of Co-Owners in writing, with an executed copy of such offer and the terms thereof, including the name of the prospective Unit Owner and such other information as it, in the exercise of discretion, may request. For a period of ten (10) days following such receipt of the aforesaid notice to Grantor, Grantor its successors and assigns shall have the right to purchase the subject Unit upon the same terms and conditions as set forth in the offer therefor.”Master Deed, Article XVIII Right of First Refusal, paragraph A, p.61
“The failure or refusal by Grantor, its successors and assigns to exercise the right of first refusal shall not constitute or be deemed a waiver of such right in the event the Owner of any unit receives any subsequent bona fide offer from the same or a different party.”Master Deed, Article XVIII paragraph A, p.61
“The right of First Refusal provided for in this Article shall not apply to transfers of any Unit designated on the Condominium Plat or in the Master Deed for commercial purposes, or to transfers involving a foreclosure sale or other judicial sale or any transfer to a mortgagee in lieu of foreclosure, any transfer to a mortgagee following foreclosure sale or any proceedings to enforce or foreclose any lien, debt, or obligation, or deeds in lieu thereof, the transfer of one joint tenant's interest or co-tenant's interest to another, by operation of law or otherwise, or to transfers to a trust by will or intestate distribution.”Master Deed, Article XVIII paragraph B, pp.61-62
“A charge not to exceed Fifty and No/100 ($50.00) Dollars may be levied in advance by Grantor for each certificate so delivered, except that no charge shall be levied against any mortgagee of any condominium unit in the project who requests such a certificate.”Master Deed, Article XVIII paragraph C, p.62
“The provisions of Article XVIII shall not be amended without the express written consent of the Grantor.”Master Deed, Article XVIII paragraph E, p.62
“Does the developer of this community/building have the First Right of Refusal? yes”Management company answers, February 2026, p.1
“Grantor shall appoint the initial Board. Until the sale by Grantor of eighty (80%) percent of the units or on December 31, 2019, whichever shall occur last, Grantor shall be entitled to exercise, without the consent of the co-owners, all rights granted to the co-owners to elect members of the Board of Directors by the Act, the Master Deed and the By-laws.”Master Deed, Section 7.2 Voting, p.39
“At any meeting at which a quorum as defined by the By-laws is present, the affirmative vote of the Co-owners of fifty-one percent or more of the value of the Regime Property present at the Meeting shall be required to adopt decisions submitted to the Co-owners for a vote pursuant to this Master Deed or pursuant to the Bylaws; unless, however, the Master Deed or Bylaws require a greater percentage for a particular act or decision, and except as otherwise provided in Article XIV hereof. This section may not be amended without the prior written consent of the Grantor, its successors or assigns.”Master Deed, Section 7.2, p.39
“No residential unit owner, his agents, employees, successors or assigns shall provide any services for regime property owners, their agents or guests that is the same as, similar to or competes with the services provided by the commercial, reception, vending and snackbar unit owners.”Master Deed, Section 5.5, p.33
“This section may not be amended without the prior written consent of Grantor its successors or assigns.”Master Deed, Section 5.5, p.33 (similar clause at 5.4 p.32: 'This section may not be amended without the written consent of Grantor, its successors or assigns')
“Commercial Motel Unit 1,512,700 0.260465 Snack Bar Unit 4,000 0.000689 Vending Unit 11,000 0.001894 Reception Unit 280,000 0.048212”Master Deed, Exhibit C Percentage Interest, pp.73-74
“Grantor reserves unto itself, its successors and assigns the unilateral right, but not the obligation, to convert the Commercial Motel Unit which is a ninety-seven (97) room motel with reception and other commercial areas and amenities into a minimum of ten (10) units and a maximum of one hundred (100) units which would include residential units and one or more commercial units.”Master Deed, Section 1.1 Creation of Regime, p.6
“Grantor retains the right, through and including December 31, 2019, to unilaterally add the second phase of the development by amendment to this Master Deed according to the following plan:”Master Deed, Section 1.3 Additional Phases, p.7
“Grantor reserves the right to amend this Master Deed and the Bylaws without the consent of the Co-owners at any time prior to the sale by Grantor of eighty (80%) percent of the Units or December 31, 2019 whichever last occurs.”Master Deed, Section 14.2 By Grantor - General, p.56
“The presence in person or by proxy of Co-owners owning one-third of the Percentage Interest in the Common Elements shall constitute a quorum for the transaction of business at meetings of the Council.”By-Laws, Section 1.3 Quorum, p.78
“Initially, the number of directors on the Board shall be three (3); in subsequent years, the number of directors shall be set by the Board at three (3), five (5), or seven (7), members, as the Board deems appropriate.”By-Laws, Section 2.1 Form of Administration, pp.81-82
“Directors shall serve staggered three-year terms with roughly one-third of the Board coming up for election each year. This Section shall not be amended without express written consent of the Grantor.”By-Laws, Section 2.3 Election and Term, p.84
“Grantor, or an affiliate of Grantor, may be employed as managing agent or manager.”By-Laws, Section 4.1 Employment, p.89
“No management contract may have a term in excess of three (3) years and each contract must permit termination by either party without cause and without termination fee on ninety (90) days or less written notice.”By-Laws, Section 4.2 Term, p.90
“Subject to the Master Deed, including, but not limited to, the rights of Grantor as set forth in Article XIV thereof, and subject to the provisions within the Bylaws and Master Deed that require the Grantor's consent these Bylaws may be amended from time to time by resolution adopted by the affirmative vote of the Co-owners holding two-thirds (2/3rds) of the Percentage Interest in the Common Elements.”By-Laws, Article X Section 10.1 Procedure, p.100
“IN THE EVENT THAT A DISPUTE OR CLAIM SHALL ARISE WITH RESPECT TO ANY OF THE TERMS OR PROVISIONS OF THIS MASTER DEED, OR A DISPUTE BETWEEN GRANTOR, ITS SUCCESSORS OR ASSIGNS AND ANY ONE OR MORE UNIT OWNER OR THE COUNCIL OF CO-OWNERS SHALL ARISE, ALL DISPUTES OR CLAIMS SHALL BE RESOLVED IN ACCORDANCE WITH THE SOUTH CAROLINA UNIFORM ARBITRATION ACT UNDER S.C. CODE ANN. §15-48-10 (A).”Master Deed, Article XIX Arbitration, pp.62-63
“THE HOMEOWNERS ASSOCIATION (COUNCIL OF CO-OWNERS) SHALL HAVE NO RIGHT OF ACTION AGAINST THE GRANTOR, ITS SUCCESSORS AND ASSIGNS FOR ANY ALLEGED DEFECT IN THE CONDITION OF THE REAL OR PERSONAL PROPERTY GOVERNED BY THIS MASTER DEED AND ANY AMENDMENTS THERETO OR FOR ANY ALLEGED BREACH OF ANY WARRANTY”Master Deed, Article XVII Disclaimer of Warranties, paragraph (e), pp.60-61
“It was announced that 70% of the membership was represented in person and by proxy and therefore the quorum requirement for the meeting had been met.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.2 item 4
“Any pending litigation in this community/building? no”Management company answers, February 2026, p.1
“The funds required from time to time to pay any Common Expenses which are not covered by the Budget but which are approved by a majority of the Co-owners shall be collected from the Co-owners by the Board of Directors in such installments as the Co-owners shall determine ("Special Assessments").”By-Laws, Section 5.5 Special Assessments, pp.90-91
“The user fee shall include, but not be limited to, all expenses incurred by the Owner of the Commercial Motel Unit in the upkeep, maintenance and repair of the oceanfront amenities including the oceanfront deck, pool and lazy river and the cost of insurance and taxes on the amenities. If the Grantor, its successor or assign converts the Commercial Motel Unit to Phase II of the horizontal property regime and these amenities become common elements, this section shall be terminated and of no force and effect. This provision of the Master Deed may not be amended without the express written consent of the Grantor.”Master Deed, Section 9.8 Easement and User Fee for Oceanfront Amenities, p.48
“Regulations shall not discriminate against persons who are delegates pursuant to Section 5.4.a of the Master Deed. It shall be necessary to publish newly adopted Regulations or the amendment or repeal of existing Regulations; and no Co-owner shall be bound by any newly adopted Regulation or any amendment or repeal of an existing Regulation until a copy of the same has been delivered to him.”By-Laws, Section 7.2 Regulations, p.95
“Each Co-owner shall further be deemed by his acceptance of a deed to a Unit to have appointed Grantor his attorney-in-fact to give, execute, and record the consent of said Co-owner to any and all amendments to this Master Deed which Grantor may wish to execute pursuant to the powers herein reserved.”Master Deed, Section 14.3 Power of Attorney, p.57
“An annual meeting of the Council shall be held in the Fall of each year or at such other time as may be determined by the Board of Directors.”By-Laws, Section 1.7 Annual Meetings, p.79
“Make available to any prospective purchaser of a residential unit, any Co-owner of a residential unit, any first mortgagee, and the holders, insurers, and guarantors of a first mortgage on any residential unit current copies of the Declaration, the Articles of Incorporation, the Bylaws, rules governing the residential unit, and all other books, records, and financial statements of the Council that the Board deems appropriate;”By-Laws, Section 2.2.m Powers and Duties, p.84
03 Pros and cons

For the owner who runs it themselves.

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

Working for you

  • Short-term rental is allowed on any basis: the Master Deed lets a co-owner rent 'on any basis' with no minimum stay, no owner-use limits and no cap on turnover (Master Deed 4.4, p.29).
  • Owners are not forced into the on-site program; the Council publishes written Off-Market Procedures for 'Guests or Owners not renting through' the on-site company and the Rules expressly contemplate owners 'using a rental agent' or not, so self-management or an off-site manager is permitted (2024 Year-End Booklet p.19 item 1; Rules p.17 TRASH).
  • Off-program guests keep the amenities: the Resort hands the owner or designated agent 20/25/30 key cards a year and 15/20/25 pool bracelets per unit on a one-time basis, will re-code a listed guest's card with photo ID, and the oceanfront deck, pool and lazy river are extended to each unit owner, and by delegation to renters, by a deed easement (subject to rules set by the motel-unit owner) (Booklet p.19 items 1, 3 and 5; Master Deed 5.4.a p.31, 9.8 p.48).
  • Cleaners of the owner's choosing are permitted: 'Daily or weekly maid service is permitted by any person or entity acting for or on behalf of one or more Co-owners' (Master Deed 5.5, p.33).
  • Dues bundle almost every operating cost: in-unit electricity, water/sewer, cable, internet and phone, pest control, trash, elevators, pools, security, the master property policy and a master HO6 policy are all inside the monthly figure (2025 Operating Budget p.1; management company answers, February 2026).
  • Reserves are heavily funded: $852,495 of the $2,964,033 2025 budget (28.8%) goes to reserves, the reserve fund held $835,748 of cash at 12/31/2023 (booked largely as $828,409 of assessments received in advance under the audit's revenue-recognition method), $582,704 was actually spent on building repairs and replacements in 2023, and a reserve study exists on the owner portal (2025 Operating Budget p.1; Booklet pp.7, 9; Minutes p.4).
  • Dues were held flat for 2025 (0.00%) after the 2024 step-up, the 2023 audit received a clean opinion, assessments receivable were $0 at year-end 2023 and 70% of owners took part in the 2024 annual meeting (2025 Operating Budget p.1; Minutes pp.2-4; Booklet p.7).
  • No pending litigation according to the managing agent (management company answers, February 2026, p.1).
  • Management contracts are capped at three years and terminable without cause or fee on 90 days' notice, the books must be audited annually with statements available to owners by April 1, and quarterly financial and delinquency reports are required (By-Laws 4.2, 5.9.f-g, pp.90-93).
  • Guest key logistics are workable even late at night: the Resort will cut an emergency key copy for $25 between 11 pm and 7 am or when no other option exists (Booklet p.19 item 3).
  • Due-diligence access is a By-Law duty: the Board must make current copies of the Master Deed, Articles, By-Laws, rules, books, records and financial statements available to any prospective purchaser, and the deed gives owners inspection of receipts and vouchers on 14 days' notice (By-Laws 2.2.m, p.84; Master Deed 6.7, p.38).
  • Renters are protected on paper from targeted rules: Board regulations 'shall not discriminate against persons who are delegates' (guests and renters), and no owner is bound by a new or amended regulation until a copy has been delivered (By-Laws 7.2, p.95).
  • The exterior painting and waterproofing now under way is a deed-mandated reserve item rather than a surprise: the Master Deed requires reserves 'to paint the exterior of the building and to waterproof the exterior of the building on a regular basis', and the 2023 audit shows the reserve fund paying $582,704 of major repairs (Master Deed 6.1.e, p.35; Booklet p.9).

Watch-outs

  • Developer right of first refusal on every residential resale: any owner with a bona fide offer must send it to the Grantor or its successors by certified mail and the Grantor has 10 days to buy on the same terms; a $50 waiver certificate is charged; declining once does not waive future offers; the clause cannot be amended without Grantor consent and the managing agent confirmed in 2026 that the developer still holds it, so expect closing delays and a chilling effect on resale (Master Deed Article XVIII pp.61-62; management company answers, February 2026).
  • Advertising is crippled by the deed: no owner or agent may use any pictures or representations of the exterior, interior, amenities or any part of the property in a rental or sale ad, and may not use the name 'Grande Shores' in any rental ad, which on its face bars the photos and resort name an Airbnb/VRBO listing depends on; only the commercial units may post lease/sale signs (Master Deed 4.6, p.30; 4.4, p.30; 9.1.b, p.42).
  • No front-desk check-in for your guests: off-market guests MUST get keys and parking passes from the owner or designated rental agent, not the Resort Front Desk, and the deed forbids dispensing keys from the unit, lock boxes, keys under mats or any key pick-up/drop-off on the common elements, so a self-managing owner needs a physical hand-off solution in Myrtle Beach (Booklet p.19 item 1; Master Deed 4.4 p.29 and 5.5 p.33).
  • Weekly paperwork: a list of rental units, guest names and approved vendors must reach the Resort Front Desk by Thursday for the following week, and the Resort re-codes a key only for a guest on that list with photo ID; a lost-key guest is sent back to whoever issued the keys, replacement sets cost the owner $150 and emergency copies $25 (Booklet p.19 items 2-4).
  • Second-class parking and services for off-program guests: the Resort issues no parking passes to off-site rental guests, each off-market unit is authorized one parking space (guests checking in at the front desk get two passes for a two- or three-bedroom unit under the New Parking Regulations), untagged or over-allocated cars are towed at the owner's expense, no trailers are allowed, and room service, Internet cables, show tickets, tee-times and hotel packages are reserved to on-site program guests (Booklet p.19 items 6-7; p.20).
  • Trash and linens are the owner's problem: off-market guests and owners must carry trash to the ground-floor bins, linens or cleaning items left in hallways are confiscated, owners using a rental agent must remove trash and linens from the building daily by 4:00 PM, and only the Reception Unit owner may use the trash chute, linen chute and maids' closets (Booklet p.19 item 8; Rules p.17 TRASH; Master Deed 5.5 p.33).
  • Deed-level commercial monopoly: no rental management, key handling, front desk, gift shop, restaurant or bar activity on the common elements by anyone but the commercial units, and no residential owner may offer any service that competes with the commercial, reception, vending and snack bar unit owners; the section is frozen without Grantor consent (Master Deed 5.5, p.33).
  • The commercial block holds about 31.1% of all votes (Commercial Motel Unit 26.0465%, Reception 4.8212%, Vending 0.1894%, Snack Bar 0.0689%) against a one-third quorum and a 51%-of-those-present decision rule, so the hotel owner can carry or block most votes; the 2024 minutes show a three-person board whose president and secretary/treasurer share a surname with the developer entity's signing manager, so ask who owns the commercial units today (Master Deed Exhibit C pp.73-74; 7.2 p.39; By-Laws 1.3 p.78; Minutes pp.2-3).
  • A six-year loan special assessment is running: $1,292,719.29 funds a 72-month loan at 7%, costing a one-bedroom $61.84, a two-bedroom $100.47 and a three-bedroom $123.65 per month ($4,452.48 / $7,233.84 / $8,902.80 over the term) on top of dues; the matching $215,453 budget line is 'General Reserves Waterproofing' and the 2024 minutes describe an 18-month painting and waterproofing project with loud work in April/May (Booklet p.14; p.13; Minutes p.4).
  • Dues jumped 17.43% in 2024 (a three-bedroom went from $1,461.82 to $1,715.45 a month, $1,839.10 with the loan assessment) driven by insurance (+30% in the budget to $702,470) and reserves, and the 2026 management figure of $1,869 for a three-bedroom-band unit implies a further increase; absolute carrying cost is high even though utilities are included (Booklet pp.10-11, p.14; management company answers, February 2026).
  • Insurance is 23.7% of the budget ($702,470) and 26.4% with the master HO6, up 56% from 2022 actuals, the broker warned to expect another increase in 2025, the building sits in Flood Zone VE, and the program carries $25,000 flood, $25,000 all-other-wind/hail and $100,000 'Wind Driven Participation' deductibles with a named-storm deductible bought down through Lloyd's whose base percentage is illegible in the scan; under the deed the deductible falls on the party who would be liable for the loss (Booklet p.22; p.3; pp.8-9; Master Deed 11.4 p.52).
  • Fines stack up and follow the owner: $100/$200 for repeated rule violations, at least $200 per violation plus a daily fine for any contractor-policy breach, per-day fines set by the Board, fines first charged to the occupant and then to the owner, self-help towing, attorney's fees, 18% interest and $25 late fees, suspension of amenity use, and ultimately judicial sale of a persistently defaulting owner's unit (Rules p.17; Remodel Policy p.18; By-Laws 7.3-7.5 pp.95-97; Master Deed 6.4 pp.36-37, 9.4 pp.45-47).
  • Renovations are tightly boxed: only licensed general contractors, Board pre-approval, $1,000,000 COI naming the HOA, manager and owner, 10 am-5 pm Monday-Friday, no holidays, 30-day completion, tile removal scheduled with the front desk, service elevators only, all debris hauled off site, owner must provide access because the front desk will not (Remodel/Contractor Policy, Booklet p.18; Rules p.17).
  • Every dispute under the deed, and any dispute with the developer, goes to binding arbitration, and the Council can never sue the Grantor for construction defects; both clauses are frozen without Grantor consent (Master Deed Article XIX pp.62-63; Article XVII(e) pp.60-61).
  • The developer retains permanent vetoes: Master Deed 5.4, 5.5, 7.2, 9.8, Articles XVII-XIX and By-Laws 2.3 cannot be amended without the Grantor's written consent, the Grantor owns the key-card system, and a Grantor affiliate may be hired as managing agent (Master Deed 14.1 p.56; 9.6 pp.47-48; By-Laws 4.1 p.89).
  • The oceanfront pool, deck and lazy river are not common elements: they belong to the Commercial Motel Unit, their rules are set by that owner, and that owner sets an annual user fee each December that the Council must collect from owners (only $1,000 in 2025, but uncapped) (Master Deed 3.9 p.25; 9.8 p.48; 2025 Operating Budget line 42900).
  • Governance drifts from the By-Laws on terms: directors are supposed to serve staggered three-year terms with about one-third elected each year, a section frozen without Grantor consent, but the February 2024 meeting elected two directors by acclamation to two-year terms with no contested seats (By-Laws 2.3 p.84; Minutes p.3).
  • The hotel block may still be converted: the deed gave the Grantor the unilateral right to turn the 97-room motel into 10-100 units through December 31, 2019, and the budgets still bill 92 studios and 5 suites 'until conversion'; whether an amendment was recorded, and what it did to percentage interests and amenities, is not in this set (Master Deed 1.1 p.6, 1.3 pp.7-10; 2025 Operating Budget p.1).
  • An owner cannot operate the rental from inside the unit: the Rules ban any trade or business activity in or around a unit and the deed excludes 'unit rental management calls' from the home-office allowance, and new owners must prepay a year of insurance, a year of taxes, a cable connection fee and four months of assessments at closing plus a $150 transfer fee and $327 COA (Rules p.17; Master Deed 9.1.l p.44, 6.1.h p.36; management company answers, February 2026).
  • Rules pages 1-2 of the 2019 recording, every minute after February 2024, the reserve study and reserve schedule, the insurance summary (image-only), the 2026 budget and any recorded deed amendments are missing from this set (Rules recorded 1/7/2019 header 'p.3 of 3'; Booklet pp.5-6, 12, 15).
  • Liability cover looks thin against the deed: the certificate shows $1,000,000 per occurrence / $2,000,000 aggregate general liability with medical payments excluded and no umbrella line completed, while the Master Deed calls for 'at least a Three Million ($3,000,000) Dollar limit per occurence, if reasonably available'; ask whether an excess policy exists (Booklet p.23; Master Deed 11.2 p.51).
  • You must carry and file your own HO6-type policy: each owner must insure unit contents, furnishings and improvements and carry premises liability cover at their own expense and file a current copy with the Council or manager, on top of the master HO6 charge ($43.36-$59.35 a month) already inside dues (Master Deed 11.5 p.52; 2025 Operating Budget p.1).
  • The 2023 audit shows the association ran a $13,414 deficit (revenues $2,505,551 against expenses $2,518,965) and fund balances slipped from $918,493 to $905,079, and the $835,748 of reserve cash is carried against $828,409 of assessments received in advance, so the reserve fund shows no balance as such (Booklet pp.7-9).
  • Confirm what the monthly bill really is: the budget's Regular Assessments line already contains the $215,453 loan reserve, yet the owner-reported three-bedroom figure of $1,839 equals $1,715.45 plus the $123.65 loan share and management says the special assessment is 'added in with HOA payment', so the loan assessment appears to be billed on top of the published dues (Booklet pp.13-14; management company answers, June 2025 and February 2026).
  • Check-in rules conflict on paper: the deed says 'all persons occupying any unit shall check in at the registration desk upon arrival' (a Grantor-consent section), while the Off-Market Procedures tell off-market guests to check in with the rental agent and 'not the Resort Front Desk', so an owner should get written confirmation of which rule the Resort enforces (Master Deed 5.4.a p.31; Booklet p.19 item 1).
  • The oceanfront user fee is open-ended: it 'shall include, but not be limited to' the motel-unit owner's upkeep, maintenance, repair, insurance and taxes on the oceanfront deck, pool and lazy river, is set by that owner each December and collected through assessments, and the clause cannot be amended without Grantor consent; the $1,000 budgeted for 2025 could rise sharply (Master Deed 9.8 p.48; 2025 Operating Budget line 42900).
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, 2025

Unit typePer monthPer year
1 Bedroom Unit (0.003444, 60 units) - 2025 base dues: $795.42 HOA + $65.50 internet/phone + $43.36 master HO6$904$10,851
1 Bedroom Unit - 2025 total including $61.84 loan special assessment$966$11,593
2 Bedroom Unit (0.005596, 32 units) - 2025 base dues: $1,292.43 HOA + $65.50 internet/phone + $48.45 master HO6$1,406$16,877
2 Bedroom Unit - 2025 total including $100.47 loan special assessment$1,507$18,082
3 Bedroom Unit (0.006887, 44 units) - 2025 base dues: $1,590.60 HOA + $65.50 internet/phone + $59.35 master HO6$1,715$20,585
3 Bedroom Unit - 2025 total including $123.65 loan special assessment$1,839$22,069
3 Bedroom band - February 2026 management answers (dues including special assessment; the unit asked about is in the 0.006887 band)$1,869$22,428
1 Bedroom Unit - 2024 base dues (2023 was $775.88)$904$10,851
2 Bedroom Unit - 2024 base dues (2023 was $1,200.27)$1,406$16,877
3 Bedroom Unit - 2024 base dues (2023 was $1,461.82)$1,715$20,585
Commercial Unit (0.260465; Restaurant, 92 Studios, 5 One-Bedroom Suites) - 2025 base dues (plus $4,676.50 loan special assessment)$60,156$721,874
Studio within the Commercial Unit (0.002583 each, 92) - 2025 incl. $65.50 internet/phone$662$7,945
1 Bedroom Suite within the Commercial Unit (0.004132 each, 5) - 2025 incl. $65.50 internet/phone$1,020$12,238
Restaurant within the Commercial Unit (0.002187) - 2025$505$6,061
Reception Commercial Unit (0.048212) - 2025 (plus $865.62 loan special assessment)$11,135$133,619
Vending Commercial Unit (0.001894) - 2025 (plus $34.01 loan special assessment)$437$5,249
Snack Bar Commercial Unit (0.000689) - 2025 (plus $12.37 loan special assessment)$159$1,910

What the dues cover

In-unit electricity (budget 'Electricity (units & common)' $240,000; Master Deed 6.1.g makes electricity, cable, water and sewer for the whole Regime a Common Expense)Water and sewer ($115,000)Trash removal ($12,000)Cable TV to units ($44,000)High-speed internet to units ($48,435) and unit phone service ($58,460), billed as the $65.50 internet & phone component of duesInterior pest control ($22,000)Elevator maintenance contract ($30,000) and fire equipment maintenance ($28,000)Pool supplies, repairs, seasonal pool labor and fuel for pool heating ($70,000 + $10,746 + $76,000)Master property insurance ($702,470) and a master HO6 policy ($81,157) covered inside duesSecurity services ($77,250), maintenance contracts ($243,455), janitorial, landscaping and general maintenanceManagement services ($61,516), legal, accounting and auditGeneral reserves ($637,042) and the waterproofing/loan reserve ($215,453)Oceanfront amenity user fee to the Commercial Motel Unit owner ($1,000)Management's February 2026 list: water, trash, cable, internet, electric in unit, pest control, elevator and pool service; the June 2025 question whether building insurance and HO6 are included is answered by the budget lines above

Where the budget goes

Insurance Expense$702,470 · 24%
General Reserves$637,042 · 22%
Maintenance Contracts$243,455 · 8%
Electricity (units & common)$240,000 · 8%
General Reserves Waterproofing (loan special assessment)$215,453 · 7%
Water/Sewer$115,000 · 4%
General Maintenance & Materials$115,000 · 4%
Master HO6 Expense$81,157 · 3%
The figures, in the documents' words (28)
“2025 Operating Budget approved 10/3/24 Dues change 0.00% 237 Units”2025 Operating Budget, p.1 header (same on Booklet p.13)
“The "Commercial Unit" consists of the "Restaurant", "Studios" and "1 Bedroom Suites". Until conversion, internet and phone on "Studios & 1 Bedroom Suites" are paid separately.”2025 Operating Budget, p.1 footnote (same on Booklet p.11 and p.13)
“Loan assessment - 6 year special assessment 72 month loan @ 7% $ 1,292,719.29”2024 Year-End Booklet - Loan Assessment, p.14
“60 1 Bedroom Unit 0.003444 0.206640 $ 61.84 $ 742.08 $ 4,452.48 32 2 Bedroom Unit 0.005596 0.179072 $ 100.47 $ 1,205.64 $ 7,233.84 44 3 Bedroom Unit 0.006887 0.303028 $ 123.65 $ 1,483.80 $ 8,902.80”2024 Year-End Booklet - Loan Assessment, Special Assessment Breakdown (per unit monthly, yearly, total), p.14
“approved 10/5/23 Dues change 17.43%”2024 Year-End Booklet - 2024 Operating Budget (Exhibit D), p.10 header
“primarily due to rising cost of utilities and additional funding for the capital reserve contribution.”2024 Year-End Booklet - cover letter, Operating Budget & Dues, p.1
“He noted that the main increase was due to the Insurance Expense and General Reserves line items based on anticipated needs and contractual requirements.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 8.A
“It was noted that this reserve schedule is a snapshot of the reserve study that was completed and is available on the owner portal.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 8.A
“As a result of the continued tightening in the industry, the Association should expect an increase in premium in 2025.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.3 item 7.A Insurance
“He reported that the Association had received a clean opinion.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024, p.4 item 7.B
“It was noted that the time frame would be approximately eighteen (18) months to complete. The loud noise would take place during the months of April/May when less guests are present. Other work would be performed during the months of June through October.”2024 Year-End Booklet - Annual Members' Meeting Minutes February 2, 2024 (painting and waterproofing question), p.4 item 8.B
“Building $23,790,000 $5,000 Cause of Loss: Special Including Earthquake, Flood, Wind/Hail Additional Deductibles: Named Storm (Bought down with Lloyds Policy) All Other Wind/Hail $25,000 Flood (Bought down with Lloyds Policy) $25,000 Earthquake $25,000 Wind Driven Participation $100,000”2024 Year-End Booklet - ACORD 27 Evidence of Property Insurance 01/08/2024-01/08/2025, p.22 Coverage Information (policy numbers omitted)
“Total Units: 140 Building coverages are Replacement Cost valuation and are subject to the terms and conditions of the policy. Coverage provided by the following: Landmark American, James River, Axis Flood Zone: VE With regards to flood coverage, this policy meets the definition of private flood insurance contained in 42 U.S.C. 4012a(b) (7) and the corresponding regulation.”2024 Year-End Booklet - ACORD 27 Evidence of Property Insurance, p.22 Remarks (policy numbers omitted)
“COMMERCIAL GENERAL LIABILITY 01/08/2024 01/08/2025 EACH OCCURRENCE $1,000,000 DAMAGE TO RENTED PREMISES (Ea occurrence) $50,000 MED EXP (Any one person) Excluded PERSONAL & ADV INJURY $1,000,000 GENERAL AGGREGATE $2,000,000 PRODUCTS-COMP/OP AGG $2,000,000”2024 Year-End Booklet - ACORD 25 Certificate of Liability Insurance dated 6/26/2024 (insurer A: James River Insurance Company; insurer B: Continental Casualty Company), p.23 (policy numbers omitted)
“When in default, the delinquent assessment or delinquent installment thereof due to the council shall bear interest at a rate of eighteen (18%) percent per annum until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to the council. Further, a late fee of Twenty-five and No/100 ($25.00) Dollars shall be assessed for each installment not paid within thirty (30) days after the due date thereof.”Master Deed, Section 6.4 Lien Upon Unit, pp.36-37
“In the case of each Unit, each Co-owner of a Unit, by acceptance of the deed to the unit, agrees, in accordance with S.C. Code Ann. §27-31-190, to pay for electricity, cable, water, and sewer used by the entire Regime (except for that used by the commercial units) as a Common Expense.”Master Deed, Section 6.1.g, p.35
“In consideration for granting this easement, the Owner of the Commercial Motel unit shall have the right to assess against the Council of Co-Owners a user fee which will be determined by the Owner of the Commercial Motel Unit on an annual basis in December of each year.”Master Deed, Section 9.8, p.48
“How much are the HOA dues per month? $1869/mo What do they include? water, trash, cable, internet, electric in unit, pest control, elevator & Pool Service Are there any special assessments or insurance assessments? Special assessment added in with HOA payment Any pending litigation in this community/building? no Does the developer of this community/building have the First Right of Refusal? yes Is there a private or public transfer fee? If so, what is the fee? $150 transfer fee/$327 COA”Management company answers, February 2026, p.1 (confirmed by the managing agent: 'Yes, the information provided is correct.')
“Cash & cash equivalents $1,025,286 $ 835,748 $1,861,034 $1,791,929”2024 Year-End Booklet - Audited Balance Sheets December 31, 2023 and 2022 (Operating Fund, Reserve Fund, 2023 total, 2022 total), p.7
“Contract liabilities (assessments received in advance-reserve fund) - 828,409 828,409 758,867”2024 Year-End Booklet - Audited Balance Sheets December 31, 2023 and 2022, p.7
“Total revenues 1,907,515 598,036 2,505,551 2,446,522”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022 (Operating, Reserve, 2023 total, 2022 total), p.8
“Total expenses 1,920,929 598,036 2,518,965 2,403,993”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.9
“Beginning fund balances 918,493 918,493 875,964 Ending fund balances $ 905,079 $ - $ 905,079 $ 918,493”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.9
“Building and other common property repairs & replacements - 582,704 582,704 637,848”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022 (Major repairs and replacements, reserve fund), p.9
“Contributions to provide sufficient reserves to make such major repairs or replacements to the Common Elements as may be required from time to time, including, without limitation, a reserve to paint the exterior of the building and to waterproof the exterior of the building on a regular basis.”Master Deed, Section 6.1.e Enumeration of Expenses, p.35
“The public liability policy shall have at least a One Million ($1,000,000) Dollar single person limit as respects bodily injury; at least a Three Million ($3,000,000) Dollar limit per occurence, if reasonably available, and at least a Five Hundred Thousand ($500,000) Dollar minimum property damage limit.”Master Deed, Section 11.2 Public Liability Insurance, p.51
“Insurance expense 561,863 - 561,863 450,813 Master HO6 insurance expense 71,336 - 71,336 66,560”2024 Year-End Booklet - Audited Statements of Revenues and Expenses 2023 and 2022, p.8
“Past due balances are subject to late fines starting at $25.00 and administrative fines starting at $30.00 with interest.”2024 Year-End Booklet - cover letter, Payment Options, p.1
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 in any unit or common area (Master Deed 9.1.f; Rules). Service animals (ADA-trained dogs) and emotional support animals are accommodated but must be registered with the Association Office with current vaccination records, a photo, proof of liability insurance and documentation from a physician or mental-health professional; the FHA accommodation does not extend to owners' family members or guests; the animal must be leashed in common areas and an aggressive or excessively barking dog may be banned (Booklet p.21).
OccupancyOccupancy of a unit is not to exceed the number specified by law (Rules p.17); no other cap stated.
Smokingunstated (Rules only prohibit throwing cigarette butts from balconies or common areas)
ParkingPark only in marked spaces with a parking pass; program guests get passes at the check-in desk (one per one-bedroom, two per two- or three-bedroom), off-market guests must get passes from the owner or rental agent and are authorized one space per unit; passes show the owner's last name and dates, not the unit number; cars on garage levels 2-6, motorcycles and bikes on level 1 with engines off; no trailers anywhere on the property (Convention Center trailer lot $20/day; pay parking in the public area north of the building at the guest's risk); no double parking or parking on landscaping; 15-minute, oversized and handicapped spaces strictly enforced; vehicles must be operable, currently tagged and moved at least monthly or be towed; no vehicle repair on site; vehicles left in guest registration beyond the posted time are towed; the Resort may assign spaces and remove improperly parked vehicles.
Golf carts, motorcycles, trailersNo trailer parking at all; motorcycles and bikes restricted to garage level 1 with engines off and pushed into the spot; bicycles and motorcycles must be parked in designated areas, not in units or common areas; no skateboards, roller blades, skates or scooters anywhere on the property; golf carts not mentioned.
GrillsNo gas or charcoal grills or other cooking devices in units or on balconies or hallways (Rules p.17); fireworks prohibited.
Ageunstated (children under 14 may not be in pool areas without an adult; children in diapers must wear swim diapers)
AlsoNo time-share ownership (Master Deed 4.5). No signs visible to the public without prior Association approval; 'For Rent' or 'For Sale' displays only as the Board allows. Window coverings visible from outside must be white; draperies must have white lining; no satellite dishes or antennas on residential balconies or exterior. Nothing hung from balcony railings or over outside furniture; balconies not for storage; no feeding birds. No loud parties; excessive noise after 11:00 PM violates the city ordinance. No trade or business in or around a unit; no solicitation. Luggage carts must be returned to the lobby and may not be kept in units. Pool hours 9:00 AM to 10:00 PM, no glass, swimmers use pools at their own risk. No structural or exterior alterations without written Association/Board approval; only licensed general contractors may remodel, 10 am-5 pm weekdays, 30-day completion. Nothing may be done that raises the insurance rate or risks cancellation. Board has reasonable-notice and emergency access rights, including for pest control.
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.