South Carolina homeowners face a unique insurance landscape shaped by the state's 200 miles of coastline, active seismic zones, and diverse geography. Whether you're living in a Charleston historic district, a Myrtle Beach condo, or an inland home in Columbia, understanding how location impacts your coverage and costs can save you thousands of dollars. Here's everything you need to know about protecting your South Carolina home.
What South Carolina Home Insurance Costs in 2025
The average South Carolina homeowner pays $2,708 per year for home insurance—about 12% above the national average of $2,423. That makes South Carolina the 15th most expensive state for home insurance, and rates have been climbing. In 2024 alone, premiums jumped 9.2%, and industry analysts predict South Carolina will see the sixth-highest rate increases in the nation by the end of 2024.
But here's the thing: your actual cost depends heavily on where you live. Coastal homeowners in Horry, Georgetown, Charleston, Beaufort, and Berkeley counties pay significantly more due to hurricane exposure. Meanwhile, inland cities offer relief. Newport leads with average rates around $1,683 annually—about 25% cheaper than the state average. Rock Hill comes in at $1,762, and Columbia averages around $2,055.
The cheapest providers vary, but American National offers the lowest rates statewide at around $1,052 per year for $350,000 in dwelling coverage. State Farm averages $1,969 annually, while Cincinnati Insurance comes in at $1,999. On the flip side, Travelers has raised rates 38.7% over the past six years, while Allstate has kept increases modest at just 6.5%.
The Coastal Challenge: Hurricanes and Wind Coverage
If you own property along South Carolina's coast, you're dealing with what industry insiders call a "near meltdown" in the coastal insurance market. Most major carriers are either pulling back from shoreline coverage entirely or dramatically raising premiums. The reason? Hurricane risk. While South Carolina hasn't been hit by as many catastrophic storms as Florida or Louisiana, Hurricane Hugo in 1989 remains one of the ten costliest U.S. hurricanes ever recorded.
Here's what catches many coastal buyers off guard: your standard homeowners policy might not include wind and hail coverage. In high-risk coastal counties, insurers often exclude this coverage from base policies. You'll need to purchase it separately through either a private insurer or the South Carolina Wind & Hail Underwriting Association—essentially a state-backed insurer of last resort. Expect deductibles between 1% and 5% of your coverage limit, meaning if your home is insured for $400,000, you could be responsible for $4,000 to $20,000 before coverage kicks in.
The good news? The SC Safe Home program offers grants to retrofit your coastal property with hurricane-resistant features like impact windows, reinforced roofs, and storm shutters. Participants report premium savings up to 24% annually—which can translate to thousands of dollars over the life of your ownership. The program was created specifically to help South Carolina homeowners strengthen their homes against hurricane damage and reduce insurance costs.
Charleston's Hidden Risk: Earthquake Insurance
Most people don't associate South Carolina with earthquakes, but Charleston sits directly on the Middleton Place-Summerville Seismic Zone—the most seismically active fault line in the entire Eastern United States. This zone produces 10 to 20 earthquakes annually, with three to five strong enough to feel. On August 31, 1886, Charleston experienced the most powerful earthquake ever recorded on the East Coast, and seismologists estimate that a similar quake today would cause $10.9 billion in economic losses across the tri-county area alone.
Yet only 25-28% of Charleston-area homeowners carry earthquake insurance. Why? Because it's not cheap, and it's not included in standard policies. You'll need to purchase earthquake coverage as either an endorsement to your existing homeowners policy or as a standalone policy. Deductibles typically run 10-20% of your coverage limit. If your home is insured for $300,000, you're looking at a $30,000 to $60,000 deductible before the policy pays out.
Is it worth it? That depends on your risk tolerance and financial reserves. Earthquake insurance covers structural damage to your home, damage to possessions, additional living expenses if you need temporary housing, and costs to prevent further damage after a quake. If you couldn't afford to rebuild or repair major structural damage out of pocket, it's worth seriously considering—especially in the Charleston metro area.
Inland Advantages: Lower Rates, Different Risks
If you're shopping for a home in South Carolina's Upstate or Midlands regions, you'll enjoy significantly lower insurance premiums compared to coastal properties. Cities like Greenville, Spartanburg, Columbia, and Rock Hill benefit from reduced hurricane and wind exposure, which translates directly to your wallet. Rates in these areas run 15-25% below the state average, with some inland towns like Newport averaging just $1,683 annually.
But don't skip flood insurance just because you're inland. South Carolina's lower elevation means properties near lakes, rivers, and waterways face real flood risk even hundreds of miles from the ocean. Standard homeowners policies don't cover flood damage—you'll need a separate flood policy through the National Flood Insurance Program or a private carrier. Check FEMA's flood maps to see if your property sits in a flood zone, and consider coverage even if you're not in a high-risk area. Inland flooding causes billions in damage nationwide each year, and many homeowners are caught unprepared.
How to Get the Best Rate on Your South Carolina Home Insurance
The single most effective way to lower your premium is to shop around. Rates for identical coverage can vary by hundreds or even thousands of dollars between carriers. Get quotes from at least three to five insurers, including both national companies and regional carriers that specialize in South Carolina properties. American National, State Farm, Cincinnati Insurance, and Allstate consistently offer competitive rates, but your specific situation might make a different carrier the best fit.
Bundling your home and auto insurance with the same carrier typically saves 15-25% on both policies. Other discounts to ask about include security system discounts, claims-free discounts, new home discounts, and loyalty discounts for long-term customers. Raising your deductible from $500 to $1,000 or $2,500 can also lower your premium substantially—just make sure you have enough emergency savings to cover the higher out-of-pocket cost if you need to file a claim.
If you're building or buying, consider how your choices affect insurance costs. Newer homes with updated electrical, plumbing, and roofing systems cost less to insure. Homes built to modern building codes with hurricane straps, impact-resistant roofing, and reinforced construction qualify for discounts. And if you're coastal, those SC Safe Home retrofits aren't just about protection—they're an investment that pays dividends every year through lower premiums.
South Carolina's insurance market is complex, but understanding how geography, natural hazards, and coverage options interact puts you in control. Whether you're protecting a beach house in Hilton Head, a historic home in Charleston, or a suburban property in Greenville, the right combination of coverage and discounts can save you money while giving you real peace of mind. Take the time to compare quotes, understand what's included (and what's not), and ask questions about every coverage gap. Your home is likely your biggest investment—make sure it's protected properly.
