HOA Risk Assessment · Myrtle Beach oceanfront

Kingston Plantation.

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

Read from 6 association documents dated 1990–2026: St. James Park Horizontal Property Regime — St James Park HPR. 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
64OUT OF 100
Workable with rules

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

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

The documents behind this page.

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

Master Deed of St. James Park Horizontal Property Regime (with Exhibits A-G)1990· partialBylaws of St. James Park Property Owner's Association, Inc. (Exhibit G to Master Deed)1990St. James Park Property Owners Association, Inc. Rules and Regulations (joint KPMA / St. James Park, November 1991)1991· partialDecember 5, 2025 owner letter with 2026 Approved Operating Budget2026· partialAmended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (KPMA, effective Feb. 20, 2016, recorded May 23, 2016)2016Kingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations, Exhibit A (parking, trailers, golf carts, towing, extraordinary events)
✓Master deed / declarationOn file
✓BylawsOn file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file

More than one association at this resort.

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

02 The five questions

What the documents decide
before your first guest books.

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

01

Can you rent it your way?

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.

Rentals of any length are allowed with no on-site program, but the owner must register an 'approved rental agent' with both associations under a KPMA rental-agency policy that is not in the set, so self-management is permitted only if that policy allows it.

Short-term rentalsAllowed
Must use on-site programNo
Off-site manager allowedYes
Owner-use limitsunstated (no owner-use cap; units are residential-only and no business may be conducted on the Project)
RegistrationOwner must give written notice to both KPMA and St. James Park, through the Managing Agent, naming an 'approved rental agent' with contact information; rental agents must comply with KPMA's 'Minimum Rental Agency Arrangements' policy (policy not in this set). KPMA Declaration 9.10 also requires the owner to furnish the Association the name and address of any lessee. All leases must be in writing and subject to the Master Deed and Bylaws.
Advertising rulesNo signs, flags or advertising devices displayed to public view without Board consent (Master Deed 5.1(h)); no 'For Rent' or 'For Sale' signs on the exterior, visible from the exterior, or in landscaped areas (Rules 12; KPMA 8.8). Nothing on online listings, photos or resort-name use.
Vote to change rental rulesMaster Deed and Bylaws: affirmative vote of two-thirds of the Co-Owners of all voting interests (Master Deed 9.2). Rules and regulations: adopted/amended by the Board (Bylaws 9.01; Rules 17), and St. James Park rules may not supersede KPMA rules without KPMA Board approval. KPMA Declaration: two-thirds of the total votes of the KPMA Members (the subordinate associations), not of owners.
What the documents say (8)
“(f) Unites may be rented, leased or subleased only in such memner as shall permit the independent use thereof. Any lease agreeiients shall provide that the terms and conditions sf the same shall be subject in all raspects to the provisions of the Master Dead end the Bylaws and that any failure by the lassee to comply with the terme of such documents shall constitute a default under the lease. All leases shall be in writing.”Master Deed of St. James Park HPR, Article V, Section 5.1(f), p. 21 (deed p. 17)
“{a} The Project she: we used only for residential (b) No businoss shall ke allewed upon Project, nor any uss or practice which of a nuisance to rasidents.”Master Deed of St. James Park HPR, Article V, Section 5.1(a)-(b), p. 21 (deed p. 17)
“All Owners desiring to lease their unit must provide written notice to KPMA and St. James Park, through the Managing Agent, indicating the name and contact information of their approved rental agent. A policy defining "Minimum Rental Agency Arrangements" has been adopted and implemented by KPMA. All rental agents desiring to conduct business within Kingston Plantation must show compliance with these requirements prior to commencing any rental activity. A copy of this policy may be obtained from the Managing Agent.”St. James Park Rules and Regulations (1991), Rule 1. LEASING, p. 4
“All rules and regulations are binding upon tenants. Flagrant and/or continued violations of the rules and regulations by tenants will constitute grounds for expulsion.”St. James Park Rules and Regulations (1991), Rule 1. LEASING, p. 4
“"Occupant" shall mean and refer to any person, including, without limitation, any Owner or guest, invitee, licensee, lessee, tenant, transient paying guest or family member of an Owner, lawfully occupying or otherwise using a Unit within the Development.”KPMA Amended and Restated Declaration (2016), Article I, Section 1.1.17, p. 5
“3.14 Prohibition of Time Shares. There shall be no time share ownership, lease, or sales of any portion of the Property, or any part thereof or interest therein”KPMA Amended and Restated Declaration (2016), Article III, Section 3.14, p. 10
“9.10 Notice of Sale, Lease or Mortgage. In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”KPMA Amended and Restated Declaration (2016), Article IX, Section 9.10, p. 29
“9.2 By Co-Owners. 'This Masts. Deed and the Bylaws may bea amended fro tine to time by resolution adopted by the affirmative vote of two thirds of the Co-Owners of all of the voting intaresta”Master Deed of St. James Park HPR, Article IX, Section 9.2, p. 28 (deed p. 24)
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.

Guests get the same pools, beach club and health club as residents and KPMA Security issues their gate placards, but there is no front desk, the owner handles keys and check-in, renters may not have pets, and the amenity list is from 1991 with current hotel-pool/health-club terms unstated.

Amenities for your guestsSame as program guests
Off limits to your guestsPools at Richmond Park, North Hampton and South Hampton (reserved to those regimes' residents and guests)
Wristbands & parking passesKPMA entrance pass system: everyone must register with Security at the Main Gate; owners receive an annual window decal; everyone else (including renters) obtains a rear-view placard from Security and must display it or risk removal of the vehicle (Rules 7). Cost of decals/placards unstated. Golf carts need an annual KPMA owner decal (one per unit, purchased annually, insurance on file); owner-decal carts may not be rented; motorcycles, mopeds, boats and PWC are not permitted at any time (KPMA Rules). Each unit has an assigned covered parking space for the exclusive use of that unit's owner (Rules 7).
Check-inowner handles (no front desk or check-in facility exists in this regime; only gate registration with KPMA Security)
TrashResidents bag household garbage in plastic bags and use the Pelican Cans in the regime's trash areas; KPMA common-area receptacles are not for kitchen garbage (Rules 10). Trash removal is in the POA budget ($16,500).
Elevatorsnone; two-story buildings with exterior stairways (Master Deed 2.2, 2.3(b)(iv))
What the documents say (8)
“There are currently six (6) swimming pools available to St. James Park owners and their guests. These pools are located between St. James Park and Gloucester Terrace, the oceanfront Beach Club pool, the Radisson pool and "Splash" at the Radisson and the Health Club (indoor and outdoor).”St. James Park Rules and Regulations (1991), Rule 9. SWIMMING POOLS, p. 9
“b. The swimming pool facilities located between St. James Park and Gloucester Terrace, the ocean front Beach Club, the Radisson and Splash at the Radisson are open to all residents of Kingston Plantation, regardless of the location of the unit in which they reside.”St. James Park Rules and Regulations (1991), Rule 9.b, p. 9
“a. The swimming pool facilities at Richmond Park, North Hampton and South Hampton are limited to residents and guests of these Associations only.”St. James Park Rules and Regulations (1991), Rule 9.a, p. 9
“(1i1) Automatic, basic Membership in The Sport and Health Club at Kingston Plasitation ("Health Club®). Membershi ty uot be terminated by the Co-ownct without the express written consent of the Héalth Club.”Master Deed of St. James Park HPR, Article II, Section 2.3(d)(iii), p. 13 (deed p. 9)
“An entrance pass system has been adopted and implemented by KPMA. Everyone desiring access to Kingston Plantation must register with Security at the Main Gate. All Owners will be provided with an annual window decal for access. Everyone else must obtain a rear view placard from Security and display the same while on Kingston Plantation property. Failure to do so will constitute an unauthorized vehicle and could result in removal of the vehicle from the property.”St. James Park Rules and Regulations (1991), Rule 7. MOTOR VEHICLES & PARKING, p. 7
“These common properties and facilities are available for use by any individual residing within Kingston Plantation, regardless of the location of the residential unit.”St. James Park Rules and Regulations (1991), Definitions 1, p. 2
“Prior to such transfer, Declarant (1) may permit the use of any such areas or improvements by the public; (2) may adopt whatever rules and regulations it deems advisable, in its sole discretion, for use of these areas or improvements; and (3) may impose reasonable usage or membership fees for the use of any such improvements constructed and operated by Declarant as aclub.”KPMA Amended and Restated Declaration (2016), Article II, Section 2.3, p. 7
“Renters or guests are not allowed to maintain a pet of -any kind within St. James Park property.”St. James Park Rules and Regulations (1991), Rule 6. PETS, p. 6
03

How much work lands on you?

Favorable

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

No local-contact, response-time, lock or vendor-elevator rules exist; the burden is a one-time rental-agent registration, policing tenants against fines, and owner-level upkeep of the deck, porch, carport and stairs.

Local contactunstated (owner must name an 'approved rental agent' to KPMA and St. James Park; no local-contact or distance requirement is stated)
FinesOwner is liable for all fines levied on tenants and for tenant damage to common property of either association (Rules 1). Repeated violations may be fined by the appropriate Board, amount set case-by-case by severity, may be assessed repeatedly after notice, collected like assessments, with a right to be heard (Rules 16). KPMA parking/golf-cart rule violations are subject to KPMA fines and/or decal revocation (KPMA Rules, header); towing and storage costs are the vehicle owner's. Fine amounts are not stated in any document.
Contractors & vendorsExterior alterations need written approval of the St. James Park Board via the Managing Agent and Architectural Control Committee, and usually KPMA Board approval too (Rules 3; Bylaws 6.07; Master Deed 5.1(j)); owners may not do painting, repair or landscaping normally provided by either association without Board approval (Rules 3). No construction on Saturdays, Sundays or holidays without KPMA approval (KPMA 8.4.2). Window blinds must be louvered with white exterior face (Master Deed 5.1(k); Rules 11).
AlsoOwner has primary (non-structural) maintenance responsibility for the patio, deck, screened porch, covered parking space, storage area and exterior stairway appurtenant to the unit (Master Deed 2.3(b)(iv)); routine cleaning of balconies/porches is on the owner/resident, nothing may be hung on them, and exterior furniture/plants should be brought inside before extended absences, especially in hurricane season (Rules 2). POA may enter units for maintenance and pest control (Master Deed 5.5). POA repairs to owner-responsibility items are billed back as an additional assessment (Master Deed 5.6), and KPMA may likewise do and bill back maintenance an owner or sub-association fails to perform within 10 days of written notice (KPMA 6.2.2). Owner-paid: in-unit electricity, telephone, contents/HO-6 insurance. Carport owners pay $10/month extra into a Carport Maintenance Reserve from 2026.
What the documents say (6)
“The responsibility for damage by tenants to common properties and facilities of either the Association or Regime rests with the unit Owner, as do any and all fines levied upon tenants for non-compliance. It is the unit Owner's responsibility to see that his tenants obey the rules and regulations.”St. James Park Rules and Regulations (1991), Rule 1. LEASING, p. 4
“Repeated violations of the rules and regulations may result in a fine, levied by the appropriate Board of Directors against the Owner of the unit in which the violator resides, in addition to all other legal remedies. The amount of the fine will be established by the Board of Directors, on a case-by-case basis, depending upon' the severity of the violation. The fines may be assessed repeatedly upon failure of a resident to correct the infraction after prior notice is given by the Managing Agent. Any fine levied shall be collected in the same manner as regular assessments.”St. James Park Rules and Regulations (1991), Rule 16. REMEDY FOR VIOLATIONS, pp. 11-12
“Maintenance, other than structural, and upkeep of each patio, deck, screencd . porch, covered parking srace, storage area an' exterior stairway shall be the primary responsibility of the Gwaer of the Unit :to which that patic,' deck, screened porch, covered parking spece, storage ares and exterior stairway is appurtenant and the secondary responsibility of tie POA.”Master Deed of St. James Park HPR, Article II, Section 2.3(b)(iv), p. 12 (deed p. 8)
“Bar-b-que grilling of any kind, electric, gas or charcoal is prohibited within St. James Park or Kingston Plantation. Under no circumstance will this activity be allowed.”St. James Park Rules and Regulations (1991), Rule 2. MAINTENANCE & USE, p. 5
“Violations of these rules are subject to the KPMA fines and/or decal revocation.”KPMA Amended and Restated Rules and Regulations (Exhibit A), page header, pp. 1-5
“Failure to comply with such rules or regulations shall be grounds for imposing fines, for suspending voting rights of the Subordinate Association in which the Owner is a part or for instituting an action to recover sums due, for damages and/or for injunctive relief”KPMA Amended and Restated Declaration (2016), Article IX, Section 9.3(a), p. 27
04

Is the money healthy?

Typical

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

Flat 2026 dues, a 14.6% general reserve contribution, a reserve study and rich inclusions are offset by a loan-funded special assessment that only finished being repaid in 2025 (amount unstated), an unstated reserve balance, a new carport reserve created because of carport maintenance problems, a 22.6% KPMA pass-through with no master budget in the set, and a controllable-operating budget that rose 10.8% behind a one-year insurance drop.

2026 budget$514,931
Dues change+0.0% on the year
Reserves15% of budget
Reserve studyOn file
Special assessments2021 unstated (loan-funded; letter says the loan is now fully paid off and all owners have paid in full) unstated (the letter ties the new $10/month Carport Maintenance Reserve to avoiding 'further special assessments' for carports)
InsuranceInsurance line fell from $179,964 (2025) to $153,246 (2026), a 14.8% reduction by the dollar figures; both the letter and the percentage row printed under the budget's insurance line say 2.47%, which does not reconcile with the dollars (the same row prints -8.69% for an operating subtotal that actually rose 10.8%), so the printed percentages should not be relied on. Renewal date May 28 each year. Master Deed 6.2 requires 100% replacement-cost casualty coverage on units and common elements plus $1,000,000 liability; owners are assessed by percentage interest for any deficiency including the deductible (Master Deed 7.4).
Floodunstated as a budget line; 1990 FEMA elevation certificates in the Master Deed show Buildings 2 and 4 in Zone X (first floor approx. 23.6-23.9 ft NGVD)
Passes through to a master association23% of the budget
DelinquencyMonthly installments due the 1st; unpaid installments incur a $25/month late charge (or the legal maximum if lower); POA lien on the unit enforceable by judicial foreclosure with attorney fees; personal obligation; purchaser jointly and severally liable with seller for unpaid assessments; lien subordinate to first mortgage and to KPMA's lien (Master Deed 4.6-4.14; KPMA 5.10-5.11). Board may levy a special assessment up to 10% of the prior year's budget without an owner vote; larger ones need a majority of co-owners (Master Deed 4.7). Statement of account fee up to $50. Bad debt and fines/late fees budgeted at $0.
What the documents say (11)
“As for the special assessment which begun in 2021, we have finished paying off the loan. All homeowners have paid the full amount and we thank you.”December 5, 2025 owner letter, p. 1
“St. James was fortunate to have a decrease in our insurance premiums for 2025 & 2026. As a reminder, our insurance renewal date is May 28" each year. We decreased the insurance budget by 2.47% for 2025-2026. Again, a few more insurance carriers have come back into this market. The Board kept the reserve contributions the same for 2025. The reserve study is available on Frontsteps.”December 5, 2025 owner letter, p. 1
“Due to the maintenance issues with carports and in order to avoid further special assessments for them, the Board has voted to establish a Carport Maintenance Reserve. In order to fund this reserve, owners with carports, buildings 1- 10, will have an additional $10 monthly included in the POA dues.”December 5, 2025 owner letter, p. 1
“One Bedroom- $391.00 + $10.00(Carport Owners) = $401.00 Two Bedrooms - $626.00 + $10.00(Carport Owners) = $636.00 Three Bedrooms - $784.00 + $10.00(Carport Owners) = $794.00”December 5, 2025 owner letter, p. 1
“3010 Reaular Assessments $ 514.986 $ 514.931 $ (55) ... Carport Maintenance Revenue - 6,000 6,000 ... TOTAL INCOME $ 514,986 $ 520,931 $ 5,945”2026 Approved Operating Budget, p. 2, Revenues
“9991 General Reserves $ 75.000 $ 75.000 $ - ... 5050 Master Association Fees $ 113.657 $ 116.354 $ 2.697 ... 8330 Insurance Expense $ 179,964 $ 153,246 $ (26,718) ... EXPENSES $ 514,986 $ 514,931 $ (55)”2026 Approved Operating Budget, p. 2, Expenses
“the POA may lo, at any time and from time to time, upon affirmative vcte of & majority of the Board of Directors of the OA, a special ausessment in an amount up '> ten {10) percent of the prior: ear's budget. Spécial aseessuents for akounts in-excersof ten percent of the prior year'= budget uay be levied by the DOA. at any time and from time to time upo affirmative vote or « majcrity of Co-Omers.”Master Deed of St. James Park HPR, Article IV, Section 4.7, p. 18 (deed p. 14)
“411 unpaid installments of ny POA Assessment shall incur a lave charge of $25.00 per month «~ any pertion of eny month”Master Deed of St. James Park HPR, Article IV, Section 4.6, p. 17 (deed p. 13)
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”KPMA Amended and Restated Declaration (2016), Article V, Section 5.8, p. 16
“The lien of the Assessments provided for herein shall be subordinate to the lien of any unpaid taxes and any Mortgage or Mortgages, but they shall be superior to the assesaments levied by any Subordinate Association.”KPMA Amended and Restated Declaration (2016), Article V, Section 5.11, pp. 16-17
“4300 General Maintenance & Materials 20,000 38,000 18,000 ... Total Operating Not Including Master Fees & Ins. $ 221,365 $ 245,331 $ 23,966”2026 Approved Operating Budget, p. 2, Repairs & Maintenance and subtotal
05

Who's really in charge?

Typical

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

The St. James Park board is owner-elected with ordinary two-thirds amendment rules and no commercial unit, but owners have no vote at KPMA, where a hotel Declarant appoints the whole board while it holds a controlling interest and exempts itself from the rules.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
BoardFive directors elected by and from the co-owners by secret ballot, staggered two-year terms, annual meeting on a Saturday in May; any director removable by more than 50% of total votes at a special meeting; 10% of votes can call a special meeting; Board may delegate to a professional manager (Bylaws 3.01, 3.02, 4.01, 4.02, 4.07). Declarant could appoint directors until 75% of units were conveyed (Bylaws 4.02) - a 1990 provision.
Developer rightsOriginal Declarant (Rank Development, Inc.) reserved rights to add Phases III-XIII by 12/31/1992, to amend the Master Deed unilaterally until 12/31/1994, to keep sales/model units and signs, and a perpetual easement over common elements; co-owner amendments needed Declarant consent while it owned a unit (Master Deed 2.8, 5.3, 8.2, 9.1, 9.2). At the KPMA level the Declarant (a hotel owner) appoints all KPMA directors and is a KPMA member while it holds a 'Controlling Interest' (10%+ of the land area), may amend the KPMA Declaration unilaterally for compliance/title/lender purposes, is exempt from the architectural article and from KPMA rules, and may charge usage/membership fees for club facilities it still owns (KPMA 1.1.9, 1.1.14, 2.3, 4.2.2, 8.2, 9.2; KPMA Rules header).
Commercial-unit rightsNo commercial unit or on-site rental operator in the St. James Park Master Deed. KPMA 2.3 forbids any association from adopting rules that prohibit, limit or obstruct public access to the Common Areas, the commercial Parcels or any parking within the Development, and reserves the Declarant's right to permit public use of and charge fees for club facilities before transfer.
VotesEach co-owner votes in proportion to the unit's percentage interest (value-based, Exhibit F); majority of the votes present at a quorum (more than 50% of total votes) decides unless a greater vote is required (Master Deed 2.7, 3.4; Bylaws 3.06, 3.08). Owners have no vote at KPMA; St. James Park is one KPMA member (KPMA 4.1). The 1991 rules describe a KPMA board with equal representation from each condominium, but the 2016 Declaration gives the Declarant the right to appoint all KPMA directors while it holds a Controlling Interest and defers to KPMA bylaws that are not in the set (Rules, Definitions 1; KPMA 4.2.1, 4.2.2).
Changing the deedMaster Deed and Bylaws: two-thirds of all voting interests (Master Deed 9.2). Structural alterations to common elements: 75% of co-owners (Master Deed 8.2). Termination: unanimous plus all mortgagees (Master Deed 10.1). KPMA Declaration: two-thirds of KPMA Members' total votes; runs 30 years from 2016 with automatic 10-year renewals unless 75% of Members vote to end it, and no termination while the Declarant holds a Controlling Interest without its written consent (KPMA 9.1, 9.4).
Disputes or lawsuitsNone mentioned in any document. KPMA Board's determination of disputes about the Declaration is final and binding on owners (KPMA 4.6); prevailing party gets attorney fees in covenant enforcement suits (KPMA 5.5).
What the documents say (8)
“The number of Directors of the POA shall be five (5). ... At each annual meeting thereafter, the members shall elect for a two (2) year term the number of Directors required to fil] the number of vacancies created by the expiring terms of Directors. Directors must be members of the POA or representatives of corporate or partnership members.”Bylaws of St. James Park POA (Exhibit G), Article IV, Section 4.02, p. 4
“41 Members of the Association, No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”KPMA Amended and Restated Declaration (2016), Article IV, Section 4.1, p. 10
“4.2.2. Prior to loss of Controlling Interest by Declarant. For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”KPMA Amended and Restated Declaration (2016), Article IV, Section 4.2.2, p. 11
“"Controlling Interest"? as used herein shall mean and refer to the ownership by Declarant at any time of 10% or more of the total of the area of the Property.”KPMA Amended and Restated Declaration (2016), Article I, Section 1.1.9, p. 5
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenan ts, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”KPMA Amended and Restated Rules and Regulations (Exhibit A), page header, pp. 1-5
“Neither Declarant, the Association nor any Subordinate Association shall adopt any regulation or modify or amend the Declaration or the Bylaws or any Subordinate Declaration or the Bylaws of any Subordinate Association which prohibits limits or obstructs public access to the Common Areas or the commercial Parcels within the Development or any parking within the Development.”KPMA Amended and Restated Declaration (2016), Article II, Section 2.3, p. 7
“the POA whall. be subjs:s and miborainate to the provisions of 'the Declaration, the Maste: Association and the Bylaws of the Master Association and to rules and sctions adopted or undertaken x, and no activn of the Board of Directors, the Cco- Owners or the Manager shall be in contradiction, abrogation or substitution of the provisions. rules or actions therect.”Master Deed of St. James Park HPR, Article III, Section 3.2, p. 16 (deed p. 12)
“46 Board of Director's Determination Binding. In the event a disagreement arises between Owners related to the Property or the interpretation and application of this Declaration or the Bylaws of the Association, the review and determination thereof by the Board of Directors shall be final and binding upon each and every Owner and each and every Subordinate Association as the Members of the Association.”KPMA Amended and Restated Declaration (2016), Article IV, Section 4.6, p. 11
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

  • Rentals are permitted with no minimum stay, no owner-use cap and no on-site rental program; no particular manager is named, although the owner's rental agent must satisfy a KPMA policy not in the set, and KPMA's own definitions expressly contemplate 'transient paying guest' occupants (Master Deed 5.1(f); Rules 1; KPMA Declaration 1.1.17)
  • Guests of owners get the same Kingston Plantation amenities as residents: the St. James Park/Gloucester Terrace pool, the oceanfront Beach Club pool, the hotel pools and the Health Club, with no disclaimer or program-guest distinction in the documents (Rules 9; Rules Definitions 1)
  • Gate access for renters is handled by KPMA Security at the Main Gate via a rear-view placard, not by the owner (Rules 7)
  • 2026 dues are flat on 2025 and the overall budget is unchanged; insurance fell from $179,964 to $153,246 and more carriers have returned to the market (2026 Budget p. 2; Letter p. 1)
  • Dues include water/sewer, trash, cable TV/Internet, pest control, termite bond, building insurance and the KPMA fee, so the owner's recurring costs beyond dues are in-unit electricity, phone and contents insurance (2026 Budget p. 2)
  • General reserve contribution of $75,000 is 14.6% of the budget, a reserve study exists and is posted to owners, and the 2021 special-assessment loan is fully paid (2026 Budget p. 2; Letter p. 1)
  • Owner-elected five-member board with two-year staggered terms, removable by owners, and a Master Deed/Bylaws amendment threshold of two-thirds (Bylaws 4.02, 4.07; Master Deed 9.2)
  • Board may only levy a special assessment up to 10% of the prior year's budget on its own; anything larger needs a majority of co-owners (Master Deed 4.7)
  • Low-rise walk-up buildings with an assigned covered space per unit: no elevators, no service-elevator or loading-dock rules for guests or vendors (Master Deed 2.2, 2.3(b)(iv); Rules 7)

Watch-outs

  • Owners who rent must give written notice to both KPMA and St. James Park naming an 'approved rental agent', and KPMA's 'Minimum Rental Agency Arrangements' policy governs who may rent here; that policy is not in this set, so whether a self-managing Airbnb/VRBO owner qualifies is unstated (Rules 1)
  • Owners are liable for every fine levied on tenants and all tenant damage to either association's property; fine amounts are set case-by-case by the Board and KPMA fines/decal revocation are not scheduled anywhere (Rules 1, 16; KPMA Rules header)
  • Renters and guests may not bring pets of any kind, and grilling of any kind (electric included) is banned everywhere, which limits what can be advertised (Rules 2, 6; Master Deed 5.1(i), 5.1(l))
  • Motorcycles, mopeds, boats and PWC are banned at any time, trailers cost $25/day for a 7-day maximum and bike-rally trailers are refused outright, so motorcycle-rally guests cannot be hosted (Rules 7; KPMA Rules 1-3)
  • Owners have no vote at the master level: KPMA's members are the sub-associations plus the hotel Declarant, which appoints all KPMA directors while it owns 10%+ of the land, declares itself exempt from KPMA rules, may charge club/usage fees for amenities it still owns, and no association may restrict public access to common areas, commercial parcels or parking (KPMA Declaration 1.1.9, 2.3, 4.1, 4.2.2; KPMA Rules header)
  • The amenity list comes from 1991 rules that name a Radisson hotel and Splash water park; current access terms and any fees for the hotel pools and the Sport and Health Club are unstated, and the deed's 'basic' Health Club membership cannot be terminated by the owner (Rules 9; Master Deed 2.3(d)(iii))
  • A loan-funded special assessment ran from 2021 until it was paid off in 2025, and the Board has now created a separate Carport Maintenance Reserve (+$10/month for buildings 1-10) because of carport maintenance issues; amount and purpose of the 2021 assessment are unstated (Letter p. 1)
  • The flat 2026 dues rest on a one-year $26,718 insurance drop: operating expenses excluding KPMA and insurance rose 10.8% ($221,365 to $245,331), with General Maintenance & Materials nearly doubling from $20,000 to $38,000 and water/sewer up $3,000, so dues are exposed if the insurance market turns again at the May 28 renewal (2026 Budget p. 2; Letter p. 1)
  • Insurance is the largest line at 29.8% of the budget and the KPMA pass-through is 22.6%, so over half of dues are outside the St. James Park board's control; KPMA may levy special assessments by board vote alone, charged equally per unit, with its lien senior to the POA's (2026 Budget p. 2; KPMA Declaration 5.7, 5.8, 5.11)
  • Owners carry primary non-structural maintenance of their patio, deck, screened porch, carport, storage area and exterior stairway, must clean balconies, and must bring outdoor furniture in before extended absences in hurricane season (Master Deed 2.3(b)(iv); Rules 2)
  • Wind/named-storm deductible, reserve balance, unit count and the master-association budget are not stated in any of these documents, and the rules in the set are from 1991 with one page missing from the scan (Rules p. 8; 2026 Budget p. 3 unreadable)
04 The money

What you pay, and where it goes.

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

Regular assessments, 2026

Unit typePer monthPer year
One bedroom (no carport)$391$4,692
One bedroom with carport (buildings 1-10)$401$4,812
Two bedrooms (no carport)$626$7,512
Two bedrooms with carport (buildings 1-10)$636$7,632
Three bedrooms (no carport)$784$9,408
Three bedrooms with carport (buildings 1-10)$794$9,528

What the dues cover

Master Association (KPMA) fees: security/gate, roads, landscaping, beach, pools and common areasBuilding insurance (master policy)Water/sewerTrash removalCable TV/InternetPest control and termite bondCommon-area electricityExterior/common maintenance and general reservesManagement, accounting, websiteCarport Maintenance Reserve (carport owners only, +$10/month)

Where the budget goes

Insurance Expense$153,246 · 30%
Master Association Fees (KPMA)$116,354 · 23%
General Reserves$75,000 · 15%
General Maintenance & Materials$38,000 · 7%
Water/Sewer$37,000 · 7%
Cable TV/Internet$34,400 · 7%
The figures, in the documents' words (11)
“As for the special assessment which begun in 2021, we have finished paying off the loan. All homeowners have paid the full amount and we thank you.”December 5, 2025 owner letter, p. 1
“St. James was fortunate to have a decrease in our insurance premiums for 2025 & 2026. As a reminder, our insurance renewal date is May 28" each year. We decreased the insurance budget by 2.47% for 2025-2026. Again, a few more insurance carriers have come back into this market. The Board kept the reserve contributions the same for 2025. The reserve study is available on Frontsteps.”December 5, 2025 owner letter, p. 1
“Due to the maintenance issues with carports and in order to avoid further special assessments for them, the Board has voted to establish a Carport Maintenance Reserve. In order to fund this reserve, owners with carports, buildings 1- 10, will have an additional $10 monthly included in the POA dues.”December 5, 2025 owner letter, p. 1
“One Bedroom- $391.00 + $10.00(Carport Owners) = $401.00 Two Bedrooms - $626.00 + $10.00(Carport Owners) = $636.00 Three Bedrooms - $784.00 + $10.00(Carport Owners) = $794.00”December 5, 2025 owner letter, p. 1
“3010 Reaular Assessments $ 514.986 $ 514.931 $ (55) ... Carport Maintenance Revenue - 6,000 6,000 ... TOTAL INCOME $ 514,986 $ 520,931 $ 5,945”2026 Approved Operating Budget, p. 2, Revenues
“9991 General Reserves $ 75.000 $ 75.000 $ - ... 5050 Master Association Fees $ 113.657 $ 116.354 $ 2.697 ... 8330 Insurance Expense $ 179,964 $ 153,246 $ (26,718) ... EXPENSES $ 514,986 $ 514,931 $ (55)”2026 Approved Operating Budget, p. 2, Expenses
“the POA may lo, at any time and from time to time, upon affirmative vcte of & majority of the Board of Directors of the OA, a special ausessment in an amount up '> ten {10) percent of the prior: ear's budget. Spécial aseessuents for akounts in-excersof ten percent of the prior year'= budget uay be levied by the DOA. at any time and from time to time upo affirmative vote or « majcrity of Co-Omers.”Master Deed of St. James Park HPR, Article IV, Section 4.7, p. 18 (deed p. 14)
“411 unpaid installments of ny POA Assessment shall incur a lave charge of $25.00 per month «~ any pertion of eny month”Master Deed of St. James Park HPR, Article IV, Section 4.6, p. 17 (deed p. 13)
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”KPMA Amended and Restated Declaration (2016), Article V, Section 5.8, p. 16
“The lien of the Assessments provided for herein shall be subordinate to the lien of any unpaid taxes and any Mortgage or Mortgages, but they shall be superior to the assesaments levied by any Subordinate Association.”KPMA Amended and Restated Declaration (2016), Article V, Section 5.11, pp. 16-17
“4300 General Maintenance & Materials 20,000 38,000 18,000 ... Total Operating Not Including Master Fees & Ins. $ 221,365 $ 245,331 $ 23,966”2026 Approved Operating Budget, p. 2, Repairs & Maintenance and subtotal
05 Rules your guests will feel

What to put in the house manual.

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

PetsOwners may keep a common household pet (dog or cat) in the unit subject to POA rules; renters and guests may never keep pets in a unit or common area (Master Deed 5.1(i); Rules 6). No pets anywhere on KPMA common property, no pet walks, no pets at pools (Rules 6, 9.i; KPMA 8.11). Pet owners indemnify the Association.
Occupancyunstated (residential use only; no occupancy cap stated)
Smokingunstated (cigarette urns provided at pools)
ParkingOne assigned covered parking space per unit for the exclusive use of the owner (Rules 7); all other paved areas and parking are KPMA property; gate decal (owners) or placard (everyone else) required; towing for landscaped/unauthorized areas, fire zones, limited zones, handicap spaces and abandoned vehicles (Rules 7; KPMA Rules). Trailers $25/day up to 7 days in a designated KPMA lot, detached; motorhomes/campers 24 hours max at $25, may not be occupied; no bike-rally trailers on property (KPMA Rules 1, 3).
Golf carts, motorcycles, trailersMotorcycles, motorbikes, scooters, mopeds, slingshots, boats and personal watercraft may not be parked on Kingston Plantation at any time (Rules 7; KPMA Rules 2). Golf carts allowed with an annual KPMA owner decal (one per unit, insurance on file, driver 16+ and licensed), parked in secondary lots or the unit's garage/carport, charged only in garages/carports or approved stations; owner-decal carts may not be rented, only approved vendors may rent carts (KPMA Rules). Skateboards prohibited; bicycles not on landscaped areas (Rules 5). No vehicle repair outside enclosed garages, and the KPMA Board may at any time prohibit entry of mobile homes, motor homes, campers, trailers of any kind and motorcycles (KPMA 8.13).
GrillsNo gas or charcoal grills in the common area or units (Master Deed 5.1(l)); grilling of any kind, electric, gas or charcoal, is prohibited within St. James Park or Kingston Plantation (Rules 2).
Ageunstated (children under 12 must be accompanied by an adult at pools)
AlsoResidential use only, no business (Master Deed 5.1(a)-(b); Rules 2). Quiet hours 11:00 PM-8:00 AM (Rules 4). No signs/For Rent/For Sale signs (Rules 12; KPMA 8.8). No exterior antennas without Board consent (Rules 13; KPMA 8.9). Louvered blinds with white exterior face (Master Deed 5.1(k)). Nothing hung on balconies/railings; no clotheslines (Rules 2; KPMA 8.7). No rafts/floats, glass, diving or cut-off jeans at pools (Rules 9). No time shares (KPMA 3.14). Exterior changes need St. James Park ACC/Board and usually KPMA approval.
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.