Charleston homeowners insurance is its own world — wind & hail deductibles, flood policies, and an insurer market that's been shifting hard since 2022. Local agents who know the carriers still writing.
Required by your lender if you're in a FEMA Special Flood Hazard Area (X, AE, VE zones). Strongly recommended even if you're not — Charleston floods well outside the mapped zones during king tides and tropical systems.
What's the wind & hail deductible?
Most Charleston policies carry a separate named-storm or wind/hail deductible — typically 2–5% of the dwelling coverage — that triggers when a named storm hits. That's potentially tens of thousands of dollars out-of-pocket; budget for it.
