Home Insurance for Charleston & Mount Pleasant, SC

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Coastal Insurance Brokers builds home insurance coverage for the realities of living on the South Carolina coast — not a one-size-fits-all policy. From wind and hurricane deductibles to how flood coverage fits alongside your homeowners policy, our Mount Pleasant and North Myrtle Beach teams compare 25+ carriers to find protection that actually matches how coastal homes get damaged here.

25+ carriers compared for coastal-specific risk
Local agents in Mount Pleasant & North Myrtle Beach
Built around SC wind, hail & flood exposure

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Independent. Local. On Your Side.

We Compare 25+ Insurance Companies So You Don’t Have To

We don’t work for an insurance company. We work for you — with local Charleston coastal expertise and honest advice, not a sales quota.

25+ Carriers, One Agent — We shop your policy across more than 25 insurance companies to find the right fit, not just the first quote.
Independent Advice, Not a Sales Quota — We’re not paid more to sell you any one company’s policy.
Local Roads, Local Rates — We know how SC traffic patterns, uninsured-motorist exposure, and local rates affect your auto premium.
Real Help With Claims — We help you navigate the claim, not just the sale.
Reviewed Every Year — Re-shopped at renewal so you’re never quietly overpaying.

We don’t work for an insurance company. We work for you.

Understanding Your Coastal Home Insurance Coverage

Wind & Hurricane Deductibles: What Coastal Homeowners Should Know

Most homeowners policies on the SC coast carry a separate wind or hurricane deductible, usually 1% to 5% of your home’s insured value rather than a flat dollar amount — on a $400,000 home with a 2% hurricane deductible, that’s $8,000 out of pocket before coverage kicks in on a named-storm wind claim. The trigger matters just as much as the percentage: some policies apply the higher deductible to any named tropical system, others only to a storm officially designated a hurricane, and others to wind and hail generally. If a standard carrier won’t write wind coverage on your property at all, the SC Wind and Hail Underwriting Association (the state’s wind pool) is the insurer of last resort — not ideal, but a real option for some coastal properties. We walk through exactly which trigger applies before you sign anything.

How Roof Age Affects Your Coverage

Roof age is one of the most common reasons a coastal homeowners policy gets non-renewed or shifted to less favorable terms. Many carriers ask for an inspection once a roof passes 15 years old, and roofs over 20 years often move to Actual Cash Value (depreciated payout, not full replacement cost) or lose wind/hail coverage entirely. A 4-point inspection — roof, electrical, plumbing, and HVAC — is frequently required to qualify for or renew coverage on an older coastal home. If you’re buying an older home or your policy is coming up for renewal, this is worth discussing before it becomes a surprise at closing.

How Home, Flood, and Wind Coverage Fit Together

A standard homeowners policy excludes flood damage entirely — including storm surge, which is classified as a flood event, not a wind event, even when a hurricane causes it. That gap is exactly why we pair every coastal homeowners policy with a real conversation about wind and hurricane insurance, whether through the NFIP or a private flood market. Wind, flood, and your base homeowners policy are three separate coverages that have to work together deliberately — they don’t combine automatically just because you bought one policy.

Home Insurance FAQ

Straight answers to the questions we hear most from Charleston and Grand Strand homeowners.

Is home insurance legally required in South Carolina?

South Carolina doesn’t have a state law mandating homeowners insurance, but if you have a mortgage, your lender will require it as a condition of the loan — and coastal lenders often require proof of both wind and flood coverage specifically, not just a standard policy.

How much does home insurance cost on the SC coast?

Home insurance costs vary more on the SC coast than almost anywhere else in the state, driven by your distance to the water, roof age and material, elevation, replacement cost, and which wind/hurricane deductible you choose. To give you a realistic sense of the range, here are illustrative examples only, not quotes and not guaranteed premiums: a newer, inland Mount Pleasant home around $450,000 in replacement cost with an updated roof often falls somewhere near $1,800 to $2,200 a year; an older, historic Charleston home around $900,000 in replacement cost can run $5,500 to $7,500 a year, reflecting higher replacement cost and specialty underwriting for older construction; and a newer home closer to open water around $700,000 in replacement cost frequently lands in the $3,800 to $5,000 range because of higher wind and hurricane deductible requirements. These are representative scenarios only — your actual cost depends on your home’s exact replacement cost, construction type, age, claims history, chosen deductible, and which carriers are actively writing coverage in your area at the time you apply. Because there are so many variables, we compare 25+ carriers against your specific property so you see real, current options side by side rather than a generic estimate.

What if my roof is more than 15 years old?

Expect most carriers to require an inspection, and be prepared for Actual Cash Value terms or a wind/hail exclusion once it passes 20 years. This is common on older Lowcountry and Grand Strand homes — we’ll help you understand exactly where your roof stands before it affects a renewal or a purchase.

Already have home insurance and want a second opinion, or buying in Mount Pleasant or North Myrtle Beach? Visit your local office page, or see how personal umbrella insurance can extend your liability protection beyond your home policy’s limits.

John Cosgrove, Owner and Licensed Insurance Agent at Coastal Insurance Brokers

John Cosgrove
Owner & Principal Insurance Advisor · Licensed Property & Casualty Insurance Agent, South Carolina — License #446274

John Cosgrove is the Owner & Principal Insurance Advisor at Coastal Insurance Brokers, an independent insurance agency serving Mount Pleasant, Charleston, North Myrtle Beach, and communities throughout South Carolina's coast. John relocated to South Carolina from Bucks County, Pennsylvania, and entered the insurance industry in 2006, working with Nationwide and later Prudential before launching Coastal Insurance Brokers in May 2014. He has been a licensed South Carolina Property & Casualty agent since 2009 (License #446274) and also holds a South Carolina surplus lines broker license, giving the agency access to specialty and excess-and-surplus markets for coastal risks that standard carriers may decline.

Reviewed by John Cosgrove. Last Updated: July 11, 2026