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.
