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- Budget Insurance Agency · Homeowners · South Carolina
South Carolina Homeowners Insurance, Explained by People Who Live Here
If you’re on the coast, one policy usually isn’t enough. We’ll walk you through what South Carolina actually requires — and compare 12+ carriers to find you real coverage, not just a cheap number.
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South Carolina homeowners insurance runs a little easier on the wallet than most of its Southeastern neighbors — the state ranks 16th most expensive nationally, averaging around $2,678 to $3,100 a year. That’s genuinely below states like Florida and Texas. But the state average hides a real split. Inland cities like Columbia and Greenville pay closer to $2,000 to $2,400 a year. Myrtle Beach and the rest of the Grand Strand can run north of $5,000, because they sit right in the path of hurricanes coming off the Atlantic. Home age matters too — a house built in 1980 costs about $1,150 more per year to insure than one built in 2020, mostly because older wiring, plumbing, and roofing fail more often and cost more to fix.
Rates climbed almost 10% in 2025 alone, nearly double the national pace. Here’s how that plays out by region:
| Region | Primary Risk | Estimated Annual Range |
|---|---|---|
| Myrtle Beach / Grand Strand | Direct Atlantic hurricane exposure | $4,500 – $5,400 |
| Charleston / Beaufort | Coastal wind, flood, storm surge | $3,200 – $4,200 |
| Columbia | Inland, lower storm risk | $2,000 – $2,400 |
| Greenville | Inland, lowest statewide risk | $1,900 – $2,300 |
Rates shift with market conditions and vary by provider — treat these as a starting point, not a quote. Coastal ranges assume a standard policy only, before any separate wind or flood coverage.
Why Budget
Insurance shopping, minus the runaround
We’re not a call center reading a script, we’re your neighbors, doing the comparison work you don’t have time for.
Independent & Unbiased
We work for you, not one insurance company, so the recommendation is actually about your best rate.
35+ Years of Experience
Real expertise finding coverage that fits — not just the cheapest number on the page.
No-Pressure Process
Compare your options, ask questions, take your time. No hard sell, ever.
Fast & Simple
Get a real quote in minutes, online or on the phone with a licensed agent.
Coverage Options
One policy, six parts working together
Dwelling Coverage
Pays to repair or rebuild your home’s physical structure after a covered loss.
This should match your home’s actual rebuild cost, not its market value — the two are often very different.
Other Structures
Covers detached structures — garages, fences, sheds — typically 10% of dwelling coverage.
If you have a larger detached structure, ask whether the default percentage is actually enough.
Personal Property
Covers your belongings — furniture, electronics, clothing — usually 50-70% of dwelling coverage.
High-value items like jewelry or art often need a separate rider — standard limits cap these low.
Loss of Use
Pays for temporary housing if your home is uninhabitable after a covered loss.
Easy to overlook until you need it — ask what your specific dollar or time limit is.
Personal Liability
Covers legal costs if someone is injured on your property or you’re liable for damage you cause.
Standard limits are often lower than what a serious lawsuit could cost — ask about umbrella coverage.
Medical Payments
Pays small medical bills for a guest injured on your property, regardless of fault.
Separate from liability coverage, with a much lower limit — meant for minor injuries, not major claims.
Read This Before You Buy
Two things standard homeowners insurance never covers
Flood Damage
Even one inch of floodwater can cause tens of thousands in damage. Flood coverage requires a separate policy through the National Flood Insurance Program or a private flood insurer — regardless of whether you're in a mapped flood zone.
Earthquake Damage
Also requires a separate policy or endorsement. Not just a West Coast concern — several states carry real seismic risk too.
Named-Storm Wind Coverage
Standard coastal policies often exclude wind and hail entirely — that's what SCWHUA exists to fill. A separate named-storm deductible usually applies too, typically 1-5% of your dwelling limit instead of a flat dollar figure.
What Affects Your Rate
Every quote is personal — here's what goes into it
Home Age
Construction Type
Roof Condition
Claims History
Credit History
Distance to Fire Station
We Shop These Carriers So You Don’t Have To
Not Required by Law
No state legally requires homeowners insurance — but your lender does
South Carolina doesn’t mandate homeowners coverage by law. Get a mortgage, though, and your lender will require it before closing.
3 Policies
Coastal SC homeowners often need three separate policies, not one
In Beaufort, Charleston, Colleton, Georgetown, and Horry counties, standard insurers sometimes won’t write wind and hail coverage at all. That’s where the South Carolina Wind and Hail Underwriting Association (SCWHUA) steps in as the coverage of last resort. Add a standard homeowners policy for everything else, plus a separate flood policy through the NFIP, and a lot of coastal homeowners end up juggling three policies from three different places after a single storm.
How It Works
Three steps. No headaches.
1
Compare
Tell us a little about you — we shop 12+ carriers for your best rate.
2
Choose
Review your options with a real agent — no jargon, no pressure.
3
Get Covered
Finalize your policy and drive with confidence, often same-day.
Online Tools vs. A Local Agent
Fast isn't always the same as complete
| What matters | Online Quote Tools | Budget Insurance Agency |
|---|---|---|
| Speed | Instant | ✓ Minutes, by phone or online |
| Compares multiple carriers | Sometimes — often just one | ✓ 12+ carriers, every time |
| Catches coverage gaps | Rarely flagged | ✓ Reviewed by a licensed agent |
| Explains what you're buying | Self-service only | ✓ Real person, plain language |
| Follow-up if something's wrong | Call center queue | ✓ Direct line to your agent |
Why this matters: Online tools often quote based on your ZIP code and home value alone — they don't ask about your roof's age, your claims history, or whether your dwelling coverage actually matches today's rebuild costs. A licensed agent catches these gaps before they become a denied claim, not after.
Smart Savings
Ways to lower your premium without cutting coverage
Bundle with auto insurance — often the single biggest discount available
Install a monitored security system
Update an older roof — many carriers discount roofs under 10 years old
Ask about a claims-free discount
Raise your deductible if you have emergency savings to cover it
Get a wind mitigation inspection — often $75-150, and can save hundreds a year on coastal wind coverage.
What Drivers Say
Real reviews from real customers
FAQs
Common questions about homeowners insurance
Is homeowners insurance required by law?
No state requires it by law. If you have a mortgage, though, your lender requires it as a condition of the loan.
What does homeowners insurance not cover?
Flood and earthquake damage are the two most common exclusions — both require separate policies, regardless of where you live.
What is SCWHUA, and when would I need it?
Florida’s state-created insurer of last resort. You qualify if private insurers decline you, or if the best private quote you can get is more than 20% above what Citizens would charge for comparable coverage.
Why do coastal South Carolina homeowners sometimes need three policies?
A combination of factors — frequent hurricanes, high reinsurance costs, rising construction costs, and years of costly litigation that pushed many private insurers to limit business or leave the state entirely.
Why is Myrtle Beach so much more expensive to insure than Columbia?
For many policyholders, yes — Citizens customers are seeing an average 8.7% decrease at spring 2026 renewals, and several private carriers have announced similar reductions following state reforms.
Does South Carolina still see major hurricanes?
Only partially. Every policy includes baseline coverage for catastrophic, sudden sinkhole collapse — but the more common gradual structural damage sinkholes cause requires optional Sinkhole Loss Coverage, purchased separately.
Can a wind mitigation inspection actually lower my premium?
Some coastal carriers exclude windstorm from standard policies, requiring a separate wind policy — ask your agent to confirm exactly what your specific policy includes before assuming you’re covered.
What happens if I let my policy lapse with a mortgage?
Central Florida — especially the Tampa, Orlando, and Ocala areas — carries the highest documented sinkhole activity in the state.
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