Sea Side Farms? (Charleston, Mount Pleasant, Isle of Palms: home owners insurance, vacation, neighborhood)

[Phoebe21]

I'm trying to get a sense of the community of Sea Side farms. Is is good for families/good schools or is it more of a seasonal/vacation home community. I have not been there so any insight would be appreciated. Thanks.

[DJShymansky]

Seaside Farms has that great community feel to it. The majority of homes are lived in year-round it seems. There are some vacation properties inside, of course, given the proximity to Isle of Palms, but it's always nice to drive through and see parent's teaching kids to ride their bikes, well-kept lawns, etc.

Seaside Farms' school are Mamie Whitesides (Elem), Laing (middle) and Wando (High). Report cards for each school are available from SC education, but all have good reputations. Seaside is also very close to a few fantastic shopping centers and only minutes to Isle of Palms beaches. It's certainly a great neighborhood to look for a home in!

[Phoebe21]

That was helpful. I look forward to checking out the neighborhood in person.

[scjj]

Anyone looking for a home in Mount Pleasant needs to be aware that the area East of Highway 17 is considered high risk insurance areas. This is considered the wind pool. I would throughly research insurance rates and what your options would be should there be a hurricane if you are considering a home in this area. Some insurance policies no longer have a flat rate deductible but use 3% of the value of the home. Which means a home with a $500,000 value would have a $15,000 deductible.

[Jeand]

Originally Posted by scjj

Anyone looking for a home in Mount Pleasant needs to be aware that the area East of Highway 17 is considered high risk insurance areas. This is considered the wind pool. I would throughly research insurance rates and what your options would be should there be a hurricane if you are considering a home in this area. Some insurance policies no longer have a flat rate deductible but use 3% of the value of the home. Which means a home with a $500,000 value would have a $15,000 deductible.

Whats else can you tell me about? We are looking at I'on too anything we need to know?

[McGeno]

What about the areas west of 17....Brickyard, Rivertowne or Dunes West???...What are the approx premiums for both sides of 17???

[USCJoe]

The total cost of property insurance on a home depends on a number of factors including but not necessarily limited to the location of the home, flood zone, elevation/height of the home, construction, year built and claims history of the insured. Flood and particularly home owners insurance premiums have risen in many areas of Charleston but at the same time, property taxes in the area have decreased by about 45% in such areas a Mt. Pleasant which may offset any increased insurance premiums experienced by a home owner. Unless a home is in a "V" zone, the cost of flood insurance is relatively inexpensive. Most of the homes in Seaside Farms are probably in an "A" zone with a home valued at $4750,000 to $500,000 costing about $2000 plus $400 for flood to insure. A home in a "V" zone would be substantially higher. A home to the west of Highway 17 in an "A" zone in a community like Brickyard, Rivertowne or Dunes West might be somewhat higher but not terribly so. However, there may be fewer insurers writing policies on homes west of Highway 17.

[USCJoe]

I meant to say that home owners insurance west of Highway 17 might be somewhat lower rather than higher than east of 17. Sorry.

[ASanders]

Are all townhouses in Seaside Farms in the "V" flood zone or is the neighborhood somehow divided with portions is the "A" zone? The feel of Seaside Farms is exactly what we were looking for, and we're having a hard time walking away from the idea of buying there because of flood insurance issues. Can anyone offer something encouraging? Also, any information of the quality of the builder? Seems there have been a few issues with water intrusion in a small number of units, but not sure how that affects the neighborhood as a whole.

[USCJoe]

I assume that you are referring to the Marais townhomes in Seaside Farms. It is my understanding that these townhomes are in a V Zone and the individual home owners are responsible for their home owners insurance. In addition, there is a reported $275 a month regime fee. There are sections of Seaside Farms that are in an A zone. Your Realtor can easily determine the flood zone in which a particular home under consideration is located. A number of different builders have constructed homes in Seaside Farms to include Centex Builders as well as custom builders. It is also my understanding that reportedly there have been some issues and concerns about the construction of the Marais townhomes, but again, I would recommend that your Realtor confirm the specifics about these alleged concerns before making any type of purchasing decision. These are just a few of the ways that a good Realtor earns their commission when representing their client. As a whole, I think that Seaside Farms is a super community, conveniently located and well maintained. The Elementary school in 2007 was graded "Good" and the Middle School "Average" on the latest "State Report Cards". Even if you do not have children of school age, the quality of the schools in my opinion affects property values of homes in a community. There are other Mt. Pleasant communities that have a similar feel to Seaside Farms, although they are not as convenient to the Beach. I would be hesitant to recommend Seaside Farms over or under some other townhome options. Every neighborhood has it's positives and minuses. It is up to a Realtor to provide their clients like you with all the relevant information to make an informed investment decision.