Ever scroll a Pawleys Island MLS listing and feel like you’re reading code? You’re not alone. Between flood zones, HOA notes, and status acronyms, it can be hard to tell what truly matters. This guide breaks down what each section means in practical terms, what to verify for coastal homes, and which documents to request before you write an offer. You’ll finish with checklists for buyers and sellers and a clear plan to move forward with confidence. Let’s dive in.
What an MLS listing shows
The Multiple Listing Service is a database where brokers share property details, photos, documents, and status updates. Field names and data quality can vary by MLS and by the listing agent’s input. Treat the MLS as a strong starting point, not a final source of truth.
Listings move through statuses such as Active, Active Under Contract or Contingent, Pending, Closed, Withdrawn, or Temporarily Off Market. Days on Market (DOM) shows how long the current listing has been live. Some systems also show Cumulative Days on Market (CDOM) across relists. Ask your agent which metric you are seeing and whether the clock reset.
Key fields to read first
Price and price changes
Look at the list price and any change history. Several reductions can signal a motivated seller or an originally overpriced listing. On the coast, timing sometimes reflects seasonality or storm-related market pauses. Use the trend to inform your negotiation plan.
Status, dates, DOM and CDOM
Status tells you if the seller is still accepting showings or backups. Long DOM can create room for negotiation. For sellers, extended DOM may suggest revisiting price or presentation.
Beds, baths, and living area
MLS living area totals are often self-reported or pulled from public records. In Pawleys Island, raised homes and non-conditioned areas like enclosed porches or ground-level spaces can be tricky. Confirm what is counted as heated, livable square footage and consider an independent measurement for precision.
Lot, waterfront, and dock details
“Waterfront” can mean oceanfront, marshfront, or tidal creek. Clarify the exact waterbody and whether a dock, pier, bulkhead, or boat slip is included. MLS fields may not state permit status or condition. Ask for current permits and any recent inspections.
Year built and system ages
Coastal climate is hard on roofs, HVAC systems, windows, and exterior finishes. If the listing mentions recent replacements, verify dates and warranties. If not, ask for ages and supporting documentation.
Taxes and legal description
MLS tax fields can lag public records or show estimates. Use them as a cue, then verify with Georgetown County’s official records during due diligence. The legal description helps your attorney and title company confirm lot boundaries and easements.
HOA fees and documents
Fees can cover dune maintenance, bulkhead repairs, beach access, amenities, or basic services. Request the CC&Rs, bylaws, budget, reserve study, recent meeting minutes, and any special assessment notices. Coastal repairs can be expensive, so the HOA’s reserves and plans matter.
Flood zone and elevation
MLS may display a FEMA flood zone like AE, VE, or X. AE and VE zones often require flood insurance for federally backed loans, and VE zones generally carry higher risk and premiums. Request the property’s elevation certificate and verify the current flood map with official sources during due diligence.
Utilities: sewer vs. septic
Some Pawleys Island–area properties use septic systems. Ask for permits, pump records, and inspection reports. Septic capacity can affect future improvements and lending. If connected to sewer, confirm provider and any impact fees.
Permits and disclosures
Major renovations, docks, bulkheads, and shoreline work often require permits. MLS may not list the permit history. Request copies of building permits, closeouts, and any coastal approvals. Always obtain the seller disclosure statement and ask about past water intrusion or insurance claims.
Photos, tours, and surveys
Photos can be staged or taken in another season. Floorplans, plats, and recorded surveys are valuable for confirming true lot lines, setbacks, and riparian rights. If documents are missing, ask the listing agent to provide them.
Pawleys Island coastal checks the MLS may miss
Flood and elevation verification
Pawleys Island sits on a barrier island with adjacent tidal marsh. Flood exposure can vary block by block. Request an elevation certificate right away and verify the flood zone with official mapping resources. Ask for any history of flood insurance claims.
Dunes, erosion, and shoreline protection
Beach and marsh edges evolve over time. Dune stabilization, riprap, bulkheads, and renourishment work may require permits and future maintenance. Confirm who pays for shoreline work and how often it is needed. Ask for any recent engineer reports if available.
Short-term rental rules and zoning
If you plan to rent the property, verify whether short-term rentals are allowed for the property’s zoning and HOA. Local licensing or registration may apply, and rules can change. Confirm current requirements with the Town of Pawleys Island and Georgetown County during due diligence.
Septic system realities
For homes on septic, request permits, pump-out records, and recent inspections. Understand the system’s size and any limitations on additions or outdoor improvements. Repairs or replacement can be costly near water.
Insurance specifics and deductibles
Coastal homes often require wind or hurricane coverage along with homeowners and flood insurance. Named-storm deductibles may be higher than standard deductibles. Ask for prior wind, hail, or flood claims; repeated claims can affect premiums and eligibility.
Docks, piers, and marine permits
A private dock can boost lifestyle and value, but it comes with upkeep and rules. Request dock and bulkhead permits, as-built drawings, and the last condition report. Tidal creeks may have navigability limits and permit restrictions.
Design controls and local reviews
Certain areas may have architectural or design guidelines. If the listing mentions recent exterior work or plans for additions, confirm that approvals are in place. Your closing team can help verify with local offices.
Utilities and storm resilience
Ask about power line type (underground or overhead), storm shutters or impact-rated windows, and mitigation features like hurricane straps. Confirm evacuation routes and how often access roads flood in major storms.
Documents to request before you offer
- Recorded survey or recent plat with lot lines and any easements
- Elevation certificate and any soil or topographic surveys
- FEMA flood zone determination used by the seller and any flood maps on file
- Title report or preliminary title commitment
- Seller Property Disclosure Statement and any material facts about water intrusion or repairs
- Complete history of insurance claims, including flood and wind/hail
- Building permits and final closeouts for additions, remodels, docks, and bulkheads
- HOA or POA documents: CC&Rs, bylaws, rules, current budget, reserve study, meeting minutes, and special assessment notices
- Septic permits, pump-out records, and recent inspection reports if applicable
- Dock, bulkhead, or seawall permits and any as-built drawings
- Recent inspection reports the seller is willing to share
- Proof of mitigation features and any active warranties
Red flags to investigate
- Vague or missing flood zone or elevation information on a coastal property
- “As-is” sale language without access to inspections or disclosures
- Large, recent price cuts with no explanation in remarks
- No photos of roof, foundation/pilings, or bulkhead/dock
- “No prior flooding” claimed without documentation
- Unclear HOA fee breakdown or mention of possible special assessments without detail
- Septic listed with no permit records or no clear access for maintenance
- Dock included but no permits or condition reports provided
- Conflicting square footage between MLS, county records, and survey
- Short-term rental income claims without tax returns or occupancy records
Buyer checklist for Pawleys Island
- Verify flood zone and request the elevation certificate immediately
- Order a current survey if one is not available
- Book home, wind/roof, pest, and septic inspections as needed
- Request HOA documents and review budgets, reserves, and any pending special assessments
- Run a title search and confirm easements, including waterfront access
- Get insurance quotes for homeowners, flood, and wind/hurricane coverage before finalizing financing
- Check permit history for docks, bulkheads, and major remodels with town and county offices
Seller checklist to strengthen your listing
- Gather a recent survey or plat and the elevation certificate
- Compile building permits, closeouts, and warranties for improvements
- Prepare the Seller Property Disclosure Statement with clear, honest detail
- If on septic, provide permits, pump records, and a recent inspection
- Collect HOA documents, budgets, reserves, and meeting minutes
- Provide roof, HVAC, and major system ages with supporting invoices
- If applicable, include dock and bulkhead permits and any recent condition reports
- Share proof of mitigation features such as impact windows or hurricane straps
How to use this knowledge when you tour
Bring the MLS printout and highlight fields to verify. Ask your agent to confirm what is heated living area, where the flood elevation sits relative to the base flood elevation, and how the HOA handles shoreline or storm-related repairs. If you plan to rent seasonally, confirm the current rules before you invest in furniture or marketing.
Work with a coastal advisor you trust
Reading a listing is one thing. Connecting the dots for risk, value, and lifestyle is another. You deserve a concierge-level advisor who can source the right documents, coordinate local inspectors and surveyors, and guide you on insurance, HOA health, and permits so you make a clear, confident decision.
If you’re weighing a move or a sale on Pawleys Island, request tailored guidance, remote showings, and curated alerts that fit your goals. Request a Home Valuation or join Exclusive Property Alerts with Unknown Company.
FAQs
Do MLS flood zone fields determine if I need flood insurance?
- No. They are a starting point. Lenders and insurers use FEMA maps and elevation certificates to determine requirements. Always verify during due diligence.
What does “waterfront” mean in Pawleys Island listings?
- It can mean oceanfront, marshfront, or tidal creek frontage. Ask for the specific waterbody, mean high tide line location, and whether dock or boating rights are included.
How accurate is the square footage shown in MLS?
- It can be inconsistent. Confirm what areas are counted as heated living space and consider an independent measurement or survey.
What HOA documents should I review before buying?
- Review CC&Rs, bylaws, current budget, reserve study, recent meeting minutes, and any special assessment notices, plus rules for rentals and architectural changes.
Who verifies permits for docks, bulkheads, or major remodels?
- You and your team do during due diligence. Confirm with town and county records and request copies of permits and closeouts from the seller.
Are short-term rentals allowed for every Pawleys Island property?
- Not always. Zoning, HOA rules, and local ordinances vary. Confirm current regulations with the town, county, and HOA before relying on rental income.
