John Baloh, Agent
724-396-4446
Myrtle Beach Homeowners Insurance
Coverage for your dwelling, belongings, and liability on the Grand Strand. Flood is a separate policy.
Call or Text 724-396-4446 or email info@ins4you.com.
Insurance For You writes homeowners insurance for houses in Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, Garden City, Murrells Inlet, and surrounding Grand Strand communities.
The goal is straightforward: a dwelling limit that can rebuild the house you actually own, with wind, hail, and hurricane terms that match coastal South Carolina — not inland coverage.
Flood is not included. Condos, renters, and landlord policies are written separately.
Homeowners Insurance coverage details
Dwelling
Pays to repair or rebuild the house after a covered loss. The limit should track what it would cost to rebuild on this lot, not what you paid in 2009.
Other structures
Covers detached items on the property — fence, shed, detached garage. Usually a percentage of the dwelling limit. Easy to underinsure on a Grand Strand lot with extras.
Personal property
Furniture, clothing, and household contents. Replacement cost is worth confirming. Jewelry, guns, and other valuables often need a scheduled limit.
Loss of use
Pays additional living expenses if a covered loss makes the house unlivable. Flood-related displacement is not covered under this coverage.
Liability
Pays if you are responsible for bodily injury or property damage to someone else, including at the residence.
Medical payments to others
Smaller medical bills for guests hurt on the property, without a full liability claim.
Hurricane and named-storm deductible
Coastal policies often use a percentage deductible for named storms, separate from the everyday deductible. That number should be something the household can actually write a check for.
Local factors that affect a Grand Strand homeowners policy
Coastal South Carolina coverage is not the same as inland coverage.
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Rebuild cost on this coast is the number that matters, not the purchase price and not the tax assessment.
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Wind and hail belong on the homeowners (or a separate wind) policy. Rising water is flood. Those are different claims.
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Named-storm deductibles are often a percentage of the dwelling limit. A 2% deductible on a $400,000 rebuild is $8,000 out of pocket before the carrier pays.
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Roof age, roof type, and updates change whether a coastal carrier will write the risk and what it will charge.
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Some ocean-proximate properties have wind handled differently than inland Horry County houses. That has to be checked on the specific address.
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Ordinance or law (code upgrades after a loss) and water backup are common add-ons people skip until the claim.
Requirements and forms vary by carrier and address. Quotes are based on current guidelines at the time of binding.
Common gaps
These are the issues that show up most often on reviews:
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Dwelling limit still set to the old purchase price, not the current rebuild cost
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Assuming flood is “in the homeowners policy”
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A named-storm deductible the household cannot actually pay
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Roof age ignored until a coastal carrier declines or surcharges the risk
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No water-backup coverage on a house with older plumbing
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Contents written at actual cash value while the owner thinks they have replacement cost
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Jewelry, guns, or golf equipment left on the base contents limit
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A second home, short-term rental, or business-in-the-home that was never disclosed
A short review of the current declarations page usually finds this faster than starting from scratch.
How to request a quote
Provide
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Property address and year built
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Construction type and square footage
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Roof year and roof type
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Current dwelling limit, deductibles, and whether flood is already in force
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Occupancy: primary, seasonal, or rental
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Any recent claims, and whether a business or short-term rental runs out of the house
FAQ
Is flood included in homeowners insurance?
No. Homeowners covers many weather losses. It does not cover flood, including storm surge. Flood is a separate policy.
What is a named-storm deductible?
A separate deductible that applies when a named tropical storm or hurricane causes the loss. It is often a percentage of the dwelling limit, not the small dollar deductible used for an ordinary claim.
Should the dwelling limit match what I paid for the house?
No. It should track rebuild cost on this lot. Purchase price and tax value are not the same number.
What areas do you serve?
Myrtle Beach and the Grand Strand, including North Myrtle Beach, Conway, Surfside Beach, Garden City, and Murrells Inlet. The agency is also licensed in Pennsylvania.
Do you write condos and renters on this page?
No. Those are different forms. Condos, renters, and landlord policies are written separately.
Also licensed in Pennsylvania
This page addresses South Carolina homeowners. Clients with Pennsylvania property or a split situation can be quoted under the agency’s Pennsylvania non-resident authority. Coverage rules differ by state. Do not assume a South Carolina structure transfers.