Rental Demand Signals in Windermere by the Sea

Thinking about buying or renting out a condo in Windermere by the Sea at Kingston Plantation? With strong tourism and family-friendly amenities, this pocket of Myrtle Beach draws steady attention from vacationers and snowbirds alike. In this guide, you’ll learn the key demand signals, seasonality, costs, and rules that shape returns so you can plan with confidence. Let’s dive in.

Market snapshot: Why demand is here

Myrtle Beach attracts visitors at scale. Visit Myrtle Beach’s 2024 recap cites about 18.2 million visitors in 2024, and that tourism base drives lodging demand across Horry County.

Supply is competitive. After 2020, short-term rental listings grew throughout the Grand Strand, which increased competition and normalized pricing. The local CVB’s industry research highlights year-round tourism activity with a long peak season.

Performance varies by unit, but market snapshots show illustrative averages. Area short-term rentals often run about 40 to 62 percent annual occupancy, with ADRs commonly $100 to $250+ depending on size and proximity to the ocean, according to AirROI market data. Summer carries the bulk of revenue.

What makes Windermere by the Sea attractive

Location and resort amenities

Windermere by the Sea sits inside Kingston Plantation, a gated, 145-acre resort community in Myrtle Beach. You are a short walk to a private stretch of beach, with access to multiple pools, tennis and pickleball courts, a fitness/spa facility, lakes, and walking trails. That resort setting helps command premium weekly summer rates.

Unit mix and guest fit

Many Windermere homes are 2 to 4 bedroom townhouse-style condos, often with generous square footage. This layout suits families, multi-generational groups, and golf trips, which are core demand segments in the Grand Strand. Larger bedroom counts typically support higher summer ADRs and longer stays.

Seasonality and booking patterns

Peak season runs from April through August, with July often the highest income month. Shoulder seasons matter too, including spring and fall golf, holiday weekends, and winter snowbirds. Many resort condos use weekly, Saturday-to-Saturday minimums in summer, then allow shorter stays the rest of the year, a pattern visible on representative Vrbo listings.

Numbers to watch before you buy or sell

• HOA fees: Recent listings suggest a range around $600 to $1,300 per month depending on building and size. These fees often include common area maintenance, gated security, pools, cable or Internet, and portions of building insurance. Ask for the latest HOA budget, reserve study, and any pending assessments.
• Occupancy and ADR: As a planning baseline, many Myrtle Beach STRs run near 40 to 62 percent occupancy with ADRs $100 to $250+ (by bedroom count and location), per AirROI. Pull unit-level comps for Windermere before underwriting.
• Management fees: Full-service vacation rental management typically costs about 20 to 30 percent of gross short-term revenue. Compare on-site and third-party programs, and review what each fee includes.
• Licensing and taxes: Short-term rentals must comply with local business licensing and accommodations taxes. Confirm current registration and remittance steps with the city or county. The CVB’s industry research page is a good starting point for local context.

Rules that can shift returns

Myrtle Beach has taken steps to protect its lodging supply near the ocean. In 2024 and 2025, the city enacted measures that limit converting short-term rentals to long-term rentals in certain overlay areas east of Kings Highway. Always confirm your unit’s jurisdiction and overlays, and watch council updates. See local coverage of these actions in WBTW’s report.

Kingston Plantation is generally rental friendly, but rules vary by building. Obtain recorded covenants, current rules, rental procedures, and any registration requirements before you transact.

Coastal risk and insurance costs

Coastal property carries storm surge, wind, and flood exposure. Check the FEMA flood designation for the parcel and request any elevation certificates or LOMA/LOMR records. The FEMA Map Service Center is the authoritative source, and federal notices outline how flood hazard determinations change over time, such as this Federal Register summary.

Insurance can be a swing factor in your pro forma. Coastal premiums for homeowners, wind, and flood are often higher than inland South Carolina averages. Get current quotes, including wind and hail coverage, and ask whether the state wind pool applies. For context on relative costs, review this South Carolina homeowners insurance overview.

Seller tips to position your Windermere rental

• Lead with what travelers value: proximity to the private beach, bedroom count for families, and resort amenities.
• Highlight updates and furnishings that photograph well and reduce wear and tear.
• Share booking calendars and past performance if available, plus what the HOA fees cover.
• Clarify house rules, minimum stays, and any building-specific rental procedures to build buyer confidence.

A simple due diligence checklist

• Current HOA documents, budgets, reserves, and any special assessments
• Unit-level STR comps and seasonality by bedroom count (past 12 months)
• City or county licensing and accommodations tax requirements
• Insurance quotes for homeowners, wind/hail, and flood (plus HOA master policy details)
• FEMA flood zone lookup and any elevation certificates or LOMA/LOMR records
• Management proposals with fee breakdowns and included services
• Cleaning and turnover costs, supply restocking, and maintenance plans
• Capital reserve plan for furnishings, systems, and periodic upgrades

Strong visitor demand, family-ready layouts, and a resort setting make Windermere by the Sea compelling for both short-term and seasonal use. The best outcomes come from careful underwriting that bakes in HOA fees, insurance, and realistic occupancy. If you want a clear, data-backed plan for buying or selling, reach out to Mackenzie Robertson for a friendly, no-pressure conversation.

FAQs

Are short-term rentals allowed in Windermere by the Sea at Kingston Plantation?

• Many Kingston Plantation buildings permit short-term rentals, but rules are building specific, so request the recorded covenants and current HOA rental procedures for the exact unit.

What occupancy and ADR should I expect in Myrtle Beach?

• Market snapshots show roughly 40 to 62 percent annual occupancy and $100 to $250+ ADR depending on size and location, per AirROI.

When is peak revenue season for Windermere by the Sea?

• Summer is the peak, with July often strongest; spring and fall golf seasons and holiday weekends create shoulder demand, according to the CVB’s industry research.

How do Myrtle Beach regulations near the ocean affect rental strategy?

• City actions in 2024–2025 limited some conversions of short-term inventory to long-term in overlay areas east of Kings Highway, so verify your parcel’s overlay status and watch updates, as reported by WBTW.

What HOA fees should I budget for a Windermere by the Sea condo?

• Recent listings show a broad range around $600 to $1,300 per month depending on building and size, and inclusions often cover security, pools, and some utilities or insurance; confirm exact numbers with current HOA documents.

Do I need flood insurance for a Windermere condo in Horry County?

• It depends on the unit’s flood zone and lender requirements, so check FEMA maps and the building’s elevation documents, and price separate flood coverage as part of your underwriting, using references like the Federal Register summary.