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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80+ years local experience

Hospital bills, treatment, and prescriptions for a work-related injury or illness.

Medical expenses

Claims history

Owning a home in Sumter, South Carolina, comes with a specific set of insurance challenges that most generic guides completely overlook. Between hurricane season, inland flooding from the Wateree River basin, and a housing market shaped by military families rotating through Shaw Air Force Base, Sumter homeowners face decisions that look nothing like what someone in Greenville or Spartanburg deals with. The average cost of home insurance in Sumter sits around $1,506 per year, which actually runs lower than the broader South Carolina state average. That sounds like good news, and it is, but only if you're carrying the right coverage. Too many homeowners here save on premiums by skipping protections they'll desperately need after the next major storm. This guide breaks down the local risks, what carriers are actually willing to write in this part of the Midlands, and the coverage decisions that separate well-protected homeowners from those who end up financially exposed. Whether you just bought your first home near Alice Drive or you've lived off Broad Street for decades, the details here will help you make smarter choices about your policy.

Understanding Home Insurance in Sumter

Sumter sits in a unique position geographically. It's far enough from the coast that many homeowners assume they're safe from hurricane damage, but close enough that tropical systems regularly deliver damaging winds and torrential rainfall well inland. The city's location in the Santee River watershed also creates flood exposure that surprises people who think flooding is strictly a coastal problem.


One factor working in Sumter's favor: the city earned an improved Class 1 fire protection rating, which is the highest possible score from the Insurance Services Office. That rating directly translates to lower premiums for homes within the city's fire district. If your home falls under the Sumter County Fire Department's jurisdiction instead, your rating may differ, and that distinction matters when carriers calculate your premium.

Local Risk Factors: Hurricanes, Flooding, and Severe Storms

Sumter has taken direct hits from tropical systems multiple times in the past decade. Hurricane Matthew in 2016 and Hurricane Florence in 2018 both caused significant inland flooding, and the damage patterns revealed something important: wind wasn't the only threat. Prolonged rainfall caused rivers and creeks to overflow, flooding neighborhoods that had never seen water before.


Severe thunderstorms are the other major risk. Sumter County sits in a corridor that produces damaging hail and straight-line winds from spring through early fall. These storms generate the bulk of homeowners claims in the area, not hurricanes. A single hailstorm can trigger hundreds of roof claims across the county in one afternoon, which is why carriers pay close attention to your roof's age and material.

Impact of Shaw Air Force Base on Local Housing and Insurance

Shaw Air Force Base is the economic engine of Sumter, and it shapes the insurance market in ways most people don't consider. Military families rotating in and out create steady demand for rental properties, which means a significant percentage of Sumter homes carry landlord or rental dwelling policies rather than standard homeowner coverage. Those policies have different liability structures and coverage limits.


If you're renting your home to military tenants, a standard HO-3 won't cut it. You'll need a DP-3 (dwelling fire policy) that covers the structure and your landlord liability. On the flip side, if you're a military family buying a home here, pay attention to whether your policy includes coverage for a vacant dwelling during PCS moves. Some carriers impose vacancy clauses that void coverage after 30 to 60 days of an unoccupied home.

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

Essential Coverage Types for South Carolina Homeowners

South Carolina requires specific disclosures and offers certain protections that differ from neighboring states. Your homeowners policy in Sumter will typically include dwelling coverage, personal property, liability, loss of use, and medical payments. But the real question isn't what's included - it's whether the limits are adequate and what's excluded.


Most standard policies exclude flood damage entirely. They also apply separate wind and hail deductibles, which catch homeowners off guard after storms. South Carolina law requires insurers to clearly disclose hurricane deductible provisions, but many policyholders still don't fully understand how their deductible works until they file a claim.

Dwelling vs. Personal Property Protection

Dwelling coverage pays to rebuild or repair your home's structure. Personal property coverage replaces your belongings. These are two very different calculations, and getting either one wrong creates problems.


Your dwelling limit should reflect the full replacement cost of your home, not its market value or what you paid for it. A 2,000-square-foot brick home in Sumter might sell for $225,000 but cost $280,000 to rebuild at current material and labor prices. Underinsuring the dwelling is the single most common mistake we see homeowners make.


For personal property, you'll choose between actual cash value (which deducts depreciation) and replacement cost coverage. The difference is enormous. A five-year-old refrigerator worth $400 at actual cash value might cost $1,200 to replace. Replacement cost coverage closes that gap, and it typically adds only a modest amount to your annual premium.

Why Sumter Residents Need Separate Flood Insurance

Standard homeowners policies do not cover flood damage. Period. This is true regardless of your carrier or policy form. If rising water enters your home from outside, whether from a swollen creek, overwhelmed storm drains, or a river overflowing its banks, you need a separate flood policy.


Sumter County has active FEMA flood zone designations that affect thousands of properties, particularly near Turkey Creek, the Pocotaligo River, and low-lying areas east of the city. Even if you're not in a designated high-risk zone, flood risk is rising faster than many homeowners realize across the state. Flood policies through the National Flood Insurance Program start around $400 to $500 annually for preferred-risk properties, and private flood options from carriers sometimes offer better coverage at competitive rates. An independent agency like CSP Insurance Services can compare both NFIP and private flood options side by side to find the right fit for your property.

Comparing Policy Options: Basic vs. Comprehensive

The two most common homeowners policy forms in South Carolina are the HO-3 (Special Form) and the HO-5 (Comprehensive Form). The HO-3 is what most Sumter homeowners carry. It covers your dwelling on an open-peril basis, meaning everything is covered unless specifically excluded. But here's the catch: it only covers your personal property on a named-peril basis, meaning only the 16 perils listed in the policy are covered.


The HO-5 extends open-peril coverage to both the dwelling and personal property. That's a meaningful upgrade, especially if you own expensive electronics, art, or other valuables. The premium difference between the two is usually 15 to 25 percent, and for many homeowners, that extra cost is well worth the broader protection.

Comparison Table: HO-3 Special Form vs. HO-5 Comprehensive

Feature HO-3 Special Form HO-5 Comprehensive
Dwelling Coverage Open peril Open peril
Personal Property Named peril (16 listed) Open peril
Typical Premium Lower (baseline) 15-25% higher
Claim Burden of Proof Homeowner must prove peril for belongings Insurer must prove exclusion applies
Best For Budget-conscious homeowners Homeowners with valuable personal property
Availability Widely available Fewer carriers offer it; may require newer home

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

Carrier Appetite and Market Trends in the Midlands

Not every insurance company wants to write homeowners policies in Sumter. Carrier appetite, the industry term for which risks a company is willing to insure, varies significantly across the Midlands region. Some national carriers have pulled back from South Carolina entirely due to rising claims costs and reinsurance expenses, while regional carriers and specialty insurers have stepped in to fill gaps.


This is where working with an independent agency pays off. CSP Insurance Services, which has been helping South Carolina homeowners since 1939, has access to multiple carriers and can identify which companies are actively writing in Sumter at competitive rates. The market shifts year to year, and what was the best option in 2024 may not be the best option in 2026.

Preferred Risks: New Construction and Roof Age Requirements

Carriers love newer homes. A house built in the last 10 years with a current-code roof, updated electrical, and modern plumbing is the easiest risk to place. You'll have the most carrier options and the lowest premiums.


Roof age is the single biggest underwriting factor in Sumter right now. Most carriers won't write a new policy on a home with a roof older than 15 years, and many draw the line at 10. If your roof is approaching that threshold, replacing it before you shop for insurance can save you hundreds annually and open up carrier options that would otherwise be unavailable. The SC Safe Home Grant Program offers grants to help homeowners retrofit their homes to better withstand hurricanes, including roof upgrades, and the program's eligibility requirements are worth reviewing if you need improvements.

Navigating Coastal Proximity and Windstorm Deductibles

Even though Sumter is about 90 miles from the coast, many carriers still apply hurricane or wind/hail deductibles to policies here. These deductibles work differently from your standard deductible. Instead of a flat dollar amount, they're calculated as a percentage of your dwelling coverage, typically 2 to 5 percent.


On a home insured for $250,000, a 2 percent hurricane deductible means you're paying the first $5,000 out of pocket on a wind claim. That's a significant amount, and it's non-negotiable with most carriers for properties in Sumter County. Some carriers offer a flat-dollar wind deductible option, but it comes with a higher premium. Understanding this tradeoff is critical before you sign a policy.

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.

Common Questions About Sumter Home Insurance

Does my homeowners policy cover flooding from heavy rain? No. If water enters your home from outside (rising water, overflowing drains, or rivers), you need a separate flood insurance policy. Your homeowners policy only covers water damage from internal sources like burst pipes.


How much does home insurance cost in Sumter? The average runs about $1,506 per year, though your actual premium depends on your home's age, roof condition, claims history, and coverage limits. Newer homes with updated roofs typically pay less.


Will my premium go up if I file a claim? Usually, yes. Most carriers apply a surcharge after a claim, and some will non-renew after two or more claims within three years. For small claims under $2,000, it's often smarter financially to pay out of pocket.


Do I need a wind/hail deductible in Sumter? Most carriers require one. It's typically a percentage of your dwelling coverage (2-5%) rather than a flat dollar amount, which means your out-of-pocket cost on a wind claim can be substantial.


Can I get a discount for a new roof? Absolutely. A new roof is the single most impactful upgrade for reducing your premium. Some carriers offer discounts of 15 to 30 percent for roofs less than five years old.


Is Sumter considered a coastal area for insurance purposes? Not technically, but many carriers treat it as wind-exposed territory. You'll still face hurricane deductibles and some underwriting restrictions that coastal homeowners deal with.

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

Making the Right Choice for Your Home

Picking the right home insurance policy in Sumter requires more than grabbing the cheapest quote online. You need a policy that accounts for this area's specific storm exposure, flood risk, and the quirks of how carriers underwrite properties in the Midlands. The difference between a well-structured policy and a bare-bones one only becomes obvious after a loss, and by then it's too late to fix.


Focus on three things: make sure your dwelling limit reflects true replacement cost, carry a separate flood policy even if you're not in a high-risk zone, and understand exactly how your wind/hail deductible works before hurricane season arrives. These three decisions will determine whether your insurance actually protects you or just gives you a false sense of security.


If you want help sorting through carrier options and finding coverage that fits your home and budget, CSP Insurance Services can walk you through it. Their team works with multiple carriers and knows the Sumter market well. Request a quote to get a personalized comparison and make sure your home is properly covered before the next storm rolls through.

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

[CONFIRM bio]

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]

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.

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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Industries We Serve

Specialized coverage for your industry.

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

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

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Commercial Auto

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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.

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

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]

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.

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.

Condo

Get a Quote

Motorcycle

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

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2420 Hoffmeyer Road, Suite D
Florence, SC 29501

Mon–Fri 8:30am – 5:00pm