CSP Insurance Services was founded in 1939, when Clifford Cormell joined Earnest Streett to sell insurance in Florence. More than 80 years later, we still answer the phone ourselves. No call centers, no chatbots — just a local team that knows your name and your policy.

We compare several carriers to find a policy that fits you, not one company's products.

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Conway sits in one of the most insurance-complex corridors in South Carolina. Nestled along the Waccamaw River, just inland from the Grand Strand, this Horry County seat faces a unique combination of hurricane exposure, inland flooding, and a shifting carrier market that makes insuring a home here different from almost anywhere else in the state. The average Conway homeowner pays roughly $1,878 per year for coverage, though that number can swing dramatically based on your home's age, distance from water, and the specific perils your policy covers. If you're buying, renewing, or just reviewing your current policy, understanding the local risks, which carriers are actually willing to write here, and what coverage gaps could cost you thousands is worth your time. This guide for Conway homeowners breaks down exactly what you need to know about protecting your property in this part of the Lowcountry.

Understanding Home Insurance in Conway

Conway isn't Myrtle Beach, but it shares many of the same weather threats while adding its own wrinkle: the Waccamaw River. A standard policy purchased in upstate South Carolina won't account for the specific exposures you face here. That disconnect between what a generic policy covers and what Conway actually demands is where most homeowners get burned.

Why Conway Homeowners Need Specific Coverage

Most people assume their homeowners policy covers "everything." It doesn't. A standard policy in Conway will exclude flood damage entirely, and wind/hail coverage may come with a separate, percentage-based deductible that catches people off guard after a storm. If your home is within a mile of the Waccamaw or in a FEMA-designated flood zone, you're carrying risk that your base policy simply ignores.


Conway also has a sizable inventory of older homes, particularly in the downtown historic district. These properties often have outdated electrical, plumbing, or roofing that carriers view as higher risk. Securing proper coverage for a 1940s bungalow is a fundamentally different exercise than insuring a 2020 build in a Carolina Forest subdivision.

Standard Homeowners (HO-3) Policy Basics

The HO-3 is the most common homeowners policy in South Carolina. It covers your dwelling and other structures on an "open perils" basis, meaning everything is covered unless specifically excluded. Your personal property, though, is covered on a "named perils" basis: only the dangers listed in the policy apply.


Standard HO-3 policies typically include dwelling coverage, other structures, personal property, loss of use (if you're displaced), personal liability, and medical payments to others. What they don't include is flood, earthquake, or often wind/hail in coastal and near-coastal zones. In Horry County, that wind/hail exclusion is the one that matters most.

Your CSP agent

Lawson Walker, CIC

Insurance Sales

CSP Insurance Services is a fully licensed independent insurance agency serving individuals, families, and businesses across South Carolina.

From our home in Florence, we proudly serve clients in Florence, Myrtle Beach, Rock Hill, Columbia, and communities throughout South Carolina. As an independent Trusted Choice agency, our team works with a wide range of top-rated carriers to provide personal and commercial coverage — home, auto, business, life, and more — tailored to the real needs of the people and businesses we protect.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Businesses increasingly rely on portable tech: laptops, tablets, external drives, and mobile servers. A computer equipment floater covers these items when employees take them off-site, whether that's a sales rep carrying a laptop to a client meeting in Columbia or a nonprofit transporting presentation equipment to a fundraiser. Some policies even cover the cost of data restoration, which can be more expensive than the hardware itself.

Local Risks and Environmental Factors in Horry County

Horry County's geography creates a layered risk profile that insurers take very seriously. You're dealing with both coastal storm systems and a major river system that has repeatedly demonstrated its ability to cause catastrophic inland flooding.

Hurricane and Windstorm Risks

Conway is roughly 15 miles from the coast, which provides some buffer from storm surge but almost none from wind damage. Hurricane Florence in 2018 and Hurricane Ian in 2022 both proved that inland Horry County communities take significant wind hits. South Carolina's insurance market has experienced notable rate pressure.%20Matt%20Overturf%20and%20Gina%20Rotunno.pdf) as carriers recalibrate for increasing storm frequency and severity.


Most policies in Horry County carry a separate wind/hail deductible, usually 2% to 5% of your dwelling coverage. On a home insured for $300,000, a 3% wind deductible means you're paying the first $9,000 out of pocket before your policy kicks in. That's a number every Conway homeowner should know by heart.

Flood Insurance: The Waccamaw River Factor

The Waccamaw River doesn't just flood: it floods slowly and catastrophically. After Hurricane Florence, river levels didn't crest for nearly two weeks after the storm passed. The U.S. Army Corps of Engineers has studied flood risk management strategies for the Waccamaw basin, underscoring how serious the federal government considers this threat.


Standard homeowners insurance does not cover flood damage. Period. You need a separate flood policy, either through the National Flood Insurance Program (NFIP) or a private flood carrier. Even if your home isn't in a high-risk flood zone, Conway's history suggests a private flood policy is smart money. FEMA data consistently shows that about 25% of flood claims come from properties outside designated high-risk areas.

Carrier Appetite: Who is Writing Policies in Conway?

Not every insurance company wants to write policies in Horry County. Understanding which carriers are active here, and which have pulled back, directly affects your options and pricing.

National Carriers vs. Regional Specialists

Large national carriers like State Farm, Allstate, and USAA still write in Conway, but many have tightened their underwriting criteria for coastal and near-coastal properties. You might find that a national carrier will insure your home but exclude wind, or require a roof replacement before binding coverage.


Regional and specialty carriers often fill the gaps. Companies like SageSure, Slide, and Universal Property & Casualty have built their business models around coastal risk. An independent agency like CSP Insurance Services can compare quotes across these carriers and the nationals simultaneously, which matters because pricing for the same home can vary by $1,000 or more between companies. That kind of objective market comparison is hard to replicate when you're locked into a single carrier's captive agent.

The South Carolina Wind and Hail Underwriting Association

If no private carrier will write your wind coverage, the South Carolina Wind and Hail Underwriting Association (SCWHUA) serves as the insurer of last resort for wind and hail coverage in designated coastal areas. Parts of Horry County, including sections near Conway, fall within the SCWHUA's territory.


SCWHUA policies only cover wind and hail damage. You'd still need a separate HO-3 policy for everything else. The premiums aren't cheap, and the coverage limits can be restrictive, but it's a critical backstop when private carriers decline to offer wind coverage. Think of it as a safety net, not a first choice.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Comparing Coverage: Basic vs. Comprehensive Protection

The difference between a bare-minimum policy and a properly structured one isn't just about premium cost: it's about what happens when you file a claim. Here's how the two approaches stack up for a typical Conway home.

Coverage Comparison Chart

Coverage Feature Basic HO-3 Policy Comprehensive Protection
Dwelling Coverage Insured to mortgage minimum Full replacement cost
Wind/Hail Excluded or high deductible Included with manageable deductible
Flood Not included Separate NFIP or private flood policy
Personal Property Actual cash value Replacement cost
Ordinance or Law Not included 25%-50% of dwelling coverage
Loss of Use 12 months 24 months
Water Backup Not included $10,000-$25,000 endorsement
Liability $100,000 $300,000-$500,000

The basic column represents what many homeowners unknowingly carry. The comprehensive column reflects what I'd recommend for anyone living in Conway, given the local risk profile. The premium difference between these two approaches can be estimated using online tools, but a proper review with a licensed agent will give you a far more accurate picture.

Specialty Lines: Flood, Earthquake, and Valuable Items

Flood insurance is a separate policy, typically written through FEMA's National Flood Insurance Program or a private carrier. If your home sits in a designated flood zone anywhere along the SC coast or near inland rivers, your mortgage lender will require it. But even homes outside mapped flood zones can flood: roughly 25% of flood claims come from properties in low-to-moderate risk areas.


Earthquake coverage is less common in South Carolina, but the state sits near the Charleston fault zone, which produced a magnitude 7.3 quake in 1886. A rider or standalone earthquake policy is worth considering if you're in the Lowcountry.


Scheduled personal property endorsements cover high-value items like jewelry, art, firearms, or musical instruments that exceed standard policy sub-limits. Most homeowners policies cap jewelry coverage at $1,500-$2,500 per item. If your engagement ring is worth $8,000, you need a scheduled endorsement or inland marine floater to cover the difference.

Essential Coverage Considerations for Conway Homes

Two coverage decisions trip up Conway homeowners more than any others: how your home is valued and whether you're protected against building code changes.

Replacement Cost vs. Actual Cash Value

Replacement cost pays what it actually costs to rebuild or replace your property at current prices. Actual cash value deducts depreciation, meaning your 15-year-old roof might only be valued at a fraction of what a new one costs. After a major storm, that difference can amount to tens of thousands of dollars.


Construction costs in the Myrtle Beach-Conway metro have climbed significantly since 2020. If your dwelling coverage hasn't been updated recently, you may be underinsured even with a replacement cost policy. Ask your agent to run a replacement cost estimator annually: materials and labor prices shift, and your coverage should keep pace.

Ordinance or Law Coverage for Older Homes

Conway's historic downtown includes homes built well before modern building codes existed. If one of these homes sustains major damage, local building codes may require upgrades during reconstruction: new electrical panels, hurricane straps, impact-rated windows, or elevated foundations in flood-prone areas.


Standard HO-3 policies don't cover the cost of bringing an older home up to current code. Ordinance or law coverage fills that gap, and it's relatively inexpensive compared to the exposure. For older Conway homes, I'd recommend carrying at least 25% of your dwelling coverage in ordinance or law protection. The SC Safe Home grant program can also help fund wind-mitigation upgrades that both reduce your risk and may lower your premium. The program has been accepting new applications in 2026, so check eligibility if you own an older property.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Common Questions About Conway Home Insurance

Do I need flood insurance if I'm not in a flood zone? Yes, strongly recommended. Conway's flooding history extends well beyond FEMA's mapped high-risk zones. A basic NFIP preferred-risk policy for low-risk zones can cost as little as $400-$600 per year.


Why is my wind deductible a percentage instead of a flat dollar amount? South Carolina allows percentage-based wind/hail deductibles in coastal and near-coastal counties. This shifts more of the upfront cost to the homeowner. You can sometimes buy down to a lower percentage, but expect a higher premium.


Can I bundle my home and auto insurance in Conway? Yes, and bundling typically saves 10%-20%. Just make sure the bundled home policy actually provides adequate coverage for Conway's risks. A cheap bundle with major coverage gaps isn't a bargain.


How often should I review my homeowners policy? At least annually, and after any major home improvement. Adding a deck, upgrading your roof, or finishing a garage all change your replacement cost. CSP Insurance Services works with clients to review policies each year, ensuring coverage keeps up with both property changes and market shifts.


Does my policy cover mold after water damage? Most policies include limited mold coverage, typically $10,000 or less, and only if the mold resulted from a covered peril. Mold from long-term maintenance issues is excluded.


Will a new roof lower my premium? Almost always. A new roof, especially one rated for high winds, can reduce your premium by 15%-30% in Horry County. Some carriers won't even write a policy if your roof is over 15 years old.

Specialty Lines: Flood, Earthquake, and Valuable Items

Flood insurance is a separate policy, typically written through FEMA's National Flood Insurance Program or a private carrier. If your home sits in a designated flood zone anywhere along the SC coast or near inland rivers, your mortgage lender will require it. But even homes outside mapped flood zones can flood: roughly 25% of flood claims come from properties in low-to-moderate risk areas.


Earthquake coverage is less common in South Carolina, but the state sits near the Charleston fault zone, which produced a magnitude 7.3 quake in 1886. A rider or standalone earthquake policy is worth considering if you're in the Lowcountry.


Scheduled personal property endorsements cover high-value items like jewelry, art, firearms, or musical instruments that exceed standard policy sub-limits. Most homeowners policies cap jewelry coverage at $1,500-$2,500 per item. If your engagement ring is worth $8,000, you need a scheduled endorsement or inland marine floater to cover the difference.

Making the Right Choice for Your Property

Home insurance in Conway requires more thought than simply picking the cheapest quote. Between hurricane wind exposure, the Waccamaw's flood history, and the quirks of an older housing stock, the coverage decisions you make now determine whether a future claim becomes a manageable inconvenience or a financial crisis.


Focus on three things: make sure your dwelling coverage reflects true replacement cost at 2026 construction prices, carry a separate flood policy regardless of your flood zone designation, and understand your wind/hail deductible before storm season arrives. These three steps alone put you ahead of most homeowners in Horry County.


If you're unsure whether your current policy accounts for Conway's specific risks, an independent agency can review your coverage and compare options across multiple carriers. CSP Insurance Services has been helping South Carolina homeowners sort through exactly these kinds of decisions since 1939: request a quote to see where your current coverage stands and whether better options exist for your property.

About the author

Lawson Walker, CIC

I'm proud to be part of an agency that's served Florence since 1939. CSP Insurance Services started as Cormell-Streett & Patterson, built by people who believed insurance should be personal — and more than eight decades later, that conviction still drives everything we do. Commitment, Service, Protection isn't just what CSP stands for; it's how I approach every client relationship.


As an independent, Trusted Choice agency, we aren't tied to any single carrier. That means I work for you — shopping multiple companies to match you with coverage that actually fits your family, your business, and your budget. No call centers, no chatbots. Just a local expert who takes the time to understand what matters to you and stands by you when it counts.


Whether you're protecting your home, your car, or a business you've spent years building, I'd be glad to help you find the right coverage.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Meet Richard

Most Requested

Core business coverage.

The policies most South Carolina businesses start with.

Commercial Property

Protect the building, equipment, and inventory your business runs on, so a covered fire, theft, or storm doesn’t become a closed door.

Workers Compensation

Required for most South Carolina employers with staff. It covers medical bills and lost wages when an employee is hurt on the job.

Commercial Auto

Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

General Liability

Accidents happen on the job and on your property. General liability covers third-party injury and property damage claims against your business.

Inland Marine

Tools, equipment, and goods on the move aren’t covered by standard property policies. Inland marine protects them wherever they travel.

Business Owners (BOP)

A business owners policy bundles property and liability coverage into one package, often at a better price for small businesses.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

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Personal Insurance

Coverage for your home, vehicles, and family.

Protect what matters most with personal policies shopped across our carriers.

Home

Your house is likely your largest investment. Home insurance helps rebuild after covered damage and protects you from liability.

Auto

South Carolina drivers need real protection. Auto coverage handles liability, collision, medical costs, and uninsured drivers.

Umbrella

When a serious claim climbs past your home or auto limits, umbrella coverage adds an extra layer of liability protection.

Boat

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Condo

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

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Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

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Motorcycle

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Every industry carries its own risk. We help South Carolina businesses protect what they've built.

Restaurants

Kitchens, customers, and staff create daily exposure. We protect your property, equipment, liquor liability, and employees.

Manufacturers

From equipment breakdown to product liability, manufacturers face risk on the floor and beyond. We help cover property, machinery, and goods.

Healthcare Providers

Practices and clinics carry patient, property, and professional risk. We help cover liability, equipment, and the people who run your practice.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Commercial Property

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Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

How It Works

Getting covered is simple.

Four steps, one real person from start to finish.

Tell us about you

Share a few details about what you need to protect. A real person reviews it.

We compare carriers

We shop options across our carriers to find strong protection at a fair price.

We recommend coverage

We walk you through the policy in plain language and answer every question.

You get covered

Sign with confidence — and we stay on for changes, claims, and yearly reviews.

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Multi-carrier choice

Claims advocacy

When a claim happens, we stand in your corner and help move it forward with your carrier.

Local SC roots

We live and work in Florence and understand the risks your community faces because we face them too.

Client Reviews

Why clients choose CSP.

Independent advice, real people, and decades of local roots.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

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Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

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Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

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FAQs

Questions, answered.

Straight answers about working with an independent agency.

  • What does an independent insurance agency do?

    An independent agency represents several carriers instead of one. We compare coverage and pricing across companies, then recommend the policy that fits you best.

  • Do you cover both personal and business insurance?

    Yes. CSP writes personal lines like home and auto, and commercial lines for businesses across South Carolina.

  • How long has CSP been in business?

    CSP traces its roots to 1939, with more than 80 years serving South Carolina families and businesses.

  • Will I work with a real person?

    Always. No call centers and no chatbots — you work with a local team member who knows your account.

  • Which areas do you serve?

    We’re based in Florence and serve clients statewide, including Myrtle Beach, Rock Hill, and Columbia.

  • How do I get a quote?

    Request a quote online, call us, or stop by the office. A real person will review your needs and follow up.

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We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

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Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

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Florence, SC 29501

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