Ask Charleston

Why Your Charleston Home Insurance Just Doubled ft. BJ Guido

Insurance used to be a closing-day formality. In Charleston in 2026, it can blow up the deal before you ever get to the closing table. In Episode 2 of Ask Charleston, host Brett Kelley sits down with BJ Guido, Managing Partner of Coastal Living Consultants and one of the most trusted insurance brokers in the Tri-County. BJ founded Coastal Living Consultants in 2015 after a career in financial planning, and his team works as independent brokers shopping the entire market for clients. What you'll learn in this episode: Why the average Charleston homeowners premium has climbed past $3,200 and the role 90,000+ new residents a year are playing in that number. Which national carriers have pulled back on coastal coverage and which regional A-rated carriers (Sage, Orion 180, Slide, Homeowners of America) are still writing in our market. How the South Carolina Wind and Hail Underwriting Association actually works, and why BJ's clients almost never need it. The wind deductible math that catches homeowners off guard. On a $500,000 home, a 2% wind deductible is $10,000 out of pocket. The three Charleston flood zones (X, AE, VE) and an assumable flood policy strategy that has saved buyers thousands after the 2021 map revisions. NFIP versus private flood insurance, including private markets like Lloyd's of London that can write up to $5 million of coverage. The single biggest seller mistake that gets a buyer's new insurance policy cancelled after field inspection. Real client stories on what happens when communication breaks down with your broker, including the renter who hauled away an entire house and the renovation that voided a policy. Whether you own a home, you're shopping for one, or you're getting ready to sell in Charleston, Berkeley, or Dorchester County, this episode is going to save you money and a lot of heartburn. Connect with BJ Guido | Coastal Living ConsultantsWebsite: coastallivingconsultants.comPhone: 843-410-2561Email: bj@coastallivingconsultants.com [bj@coastallivingconsultants.com]Office: 100A Central Ave., Ste. 101, Goose Creek, SC 29445 Connect with Brett Kelley | The TREAT TeamWebsite: treatrealty.comEmail: brett@treatrealty.com [brett@treatrealty.com]Phone: 843-896-6166 Ask Charleston. Real People. Real Places. Real Ideas. Real Charleston.

The Truth About Buying a Home in Charleston ft. Matt Mieras

Most people think buying a home is the agent's job. But the person who actually makes it all possible? The lender. In this first episode of Ask Charleston, host Brett Kelley sits down with Matt Mieras, a 23-year mortgage veteran and one of Charleston's most trusted lenders. Matt's team has closed over 3,500 loans totaling nearly a billion dollars in just the last five years. Together, Brett and Matt walk through the entire mortgage process from the very first phone call to closing day, including the "Hopes and Dreams" meeting, what to do six months before you're ready to buy, and how to navigate interest rates when the news cycle is in chaos. They also bust some of the biggest myths in the market right now: you don't need 20% down, waiting for rates to drop may actually cost you more, SC Housing's Palmetto Heroes program offers 100% financing at 4.875% for nurses, firefighters, and first responders, and USDA loans offer 100% financing in Summerville, Moncks Corner, and Berkeley County. Plus: equity-building hacks, how to think about refinancing, what sellers get wrong about today's market, and Matt's most memorable client moments. If you're buying, selling, or just trying to understand what's actually happening in the Charleston real estate market, this one's for you. 📲 Matt Mieras | Guild Mortgage: 843-670-5512 Matt's Website [branches.guildmortgage.com/sc/charleston/matt-mieras-73-nwmm.html ] NMLS #245686 🏡 Brett Kelley | 843-896-6166 TREAT Team at SCSOLD Real Estate askcharleston.com | brett@treatrealty.com [brett@treatrealty.com]

Welcome to Ask Charleston

Charleston is one of the fastest-growing cities in America and Ask Charleston goes behind the scenes with the people building it. From restaurant owners and developers to park directors, entrepreneurs, and community leaders, host Brett Kelley sits down with the locals shaping the Holy City. Real conversations. Big ideas. Everything you didn't know about living, working, and thriving in the Charleston Tri-County area. Subscribe now and never miss an episode. askcharleston.com