Investing in Kingston Plantation Condos: 2023–2024 Short-Term Rental Performance

Aerial view of Kingston Plantation’s oceanfront towers and wide beachfront in Myrtle Beach, SC.

Overview of Kingston Plantation: Villas and High-Rise Towers

Kingston Plantation is a 145-acre oceanfront resort community in Myrtle Beach, South Carolina, featuring a mix of condo villas and high-rise towers. The property is gated and offers an unparalleled blend of luxury and natural beauty. There are 12 acres of freshwater lakes and lush landscaped grounds with walking paths, creating a park-like setting behind the beachfront. Kingston Plantation includes several distinct housing options for investors:

• Oceanfront Towers: Notable high-rises like Brighton Tower, Margate Tower, Royale Palms, and others (e.g. North Hampton, South Hampton) line the beachfront. These towers offer 2-, 3- and 4-bedroom condos with balconies overlooking the Atlantic. For example, Brighton Tower is a 21-story oceanfront high-rise with spacious two- and three-bedroom units, and Margate Tower is an 18-story luxury building featuring some of the largest condos on the Grand Strand. Royale Palms, connected to the Hilton hotel, offers modern condos with access to resort amenities. These oceanfront units are highly sought-after by vacationers for their direct beach access and panoramic views.

• Villas and Townhomes: Scattered around Kingston’s lakes and gardens are clusters of villas such as West Hyde Park, Richmond Park, Windermere By The Sea, Canterbury Court, and others. These are low-rise condo buildings or townhomes typically 1 to 3 bedrooms, some with scenic lakefront or park views instead of ocean views. They offer a more residential feel – often multi-level floor plans, private entrances, and parking at your doorstep. Many are a short walk or golf cart ride to the beach (some “second row” or just across from the oceanfront towers). These villas appeal to guests seeking a quieter setting or a lower price point while still enjoying Kingston’s amenities.

• Onsite Hotels and Amenities: Kingston Plantation is also home to the Embassy Suites Myrtle Beach Oceanfront Resort and Hilton Myrtle Beach (connected to Royale Palms), plus a new Black Drum Brewery, multiple restaurants, a Spa & Fitness center, water park, multiple pools, hot tubs, tennis/pickleball courts, and more. Half a mile of private beachfront is part of Kingston, giving all units access to prime beach space. These amenities make Kingston Plantation a self-contained resort that is extremely attractive for short-term renters – guests can enjoy pools, a waterpark, restaurants, and even summer kid’s activities without leaving the property.

Why is this mix important for investors? It means you have options: oceanfront condos command higher nightly rates, while non-oceanfront villas come at lower price points but can still generate solid rental income due to the overall resort appeal. In the next sections, we’ll dive into the short-term rental performance of these unit types in 2023–2024, using real data on occupancy, revenue, and expenses. We’ll also discuss Airbnb/VRBO profitability, the impact of HOA fees, and smart ways to invest (like using 1031 exchanges or retirement accounts) in Kingston Plantation condos.

Short-Term Rental Performance (2023–2024): Oceanfront vs. Non-Oceanfront

Despite a softening in travel demand in 2023, Kingston Plantation’s rentals have outperformed the broader Myrtle Beach market. During the peak summer of 2023, overall Myrtle Beach short-term rentals saw a slight decline in occupancy (down ~2.5% from the prior year). In contrast, Kingston Resorts (which includes Kingston Plantation properties) finished the summer 7.8% higher in occupancy and 6.4% higher in average daily rate (ADR) than its competitive set. In other words, Kingston’s condos captured more bookings and at higher prices than the average resort in the area.

To understand performance, let’s break it down between oceanfront units (the towers) and non-oceanfront units (villas/lodge condos):

• Occupancy Rates: In 2023, Myrtle Beach short-term rentals averaged about 55% occupancy for the year. Thanks to Kingston Plantation’s popularity and amenities, owners here often saw occupancy a bit above this average. Oceanfront Kingston condos tend to achieve annual occupancy in the upper-50% to mid-60% range, whereas the villas and lakeside units might be closer to the mid-50% range. For example, Kingston’s management noted that even as overall leisure travel cooled in late 2023, Kingston Resorts was trending 4.7% ahead in occupancy for Q4 compared to the market. Peak summer months are near full occupancy for oceanfront units, while shoulder seasons see more vacancy (villas sometimes get monthly “snowbird” renters in winter to boost occupancy).

• Rental Rates (ADR): The Average Daily Rate (ADR) in Myrtle Beach in 2023 was about $248 per night across all short-term rentals. Oceanfront Kingston Plantation condos typically command higher rates – often $300+ per night in summer for a 2BR, and even higher for 3-4BR luxury units. Non-oceanfront villas command lower nightly rates, perhaps in the $150–$250 range depending on size and proximity to the beach. Kingston’s overall ADR was notably higher than the market; in late 2023, Kingston’s ADR was nearly 8% above the Myrtle Beach market’s ADR growth. Summertime rates for oceanfront towers are strong (e.g. a 3BR in Margate Tower can fetch $400+ per night in July), while off-season rates drop significantly (often $100–$150/night, or deep monthly discounts for villas).

• Annual Rental Revenue: The combination of decent occupancy and high ADR yields robust yearly income. According to AirDNA analytics, the average short-term rental in Myrtle Beach earned about $27,400 in annual revenue in the past year, whereas North Myrtle Beach rentals averaged around $37,000 (reflecting larger homes in that mix). Kingston Plantation condos generally exceed the Myrtle Beach average. For instance, a 2-bedroom lakefront villa in West Hyde Park grossed about $32,560 in rental revenue in 2023. Meanwhile, a 2-bedroom oceanfront condo in Brighton Tower can gross roughly $40,000 to $55,000 per year in rent, as per recent listing data. Larger 3-bedroom oceanfront units have reported pulling in around $50k–$70k+ in prime year gross bookings (depending on owner usage). These figures underscore how an oceanfront view can add ~$10–$20k of annual income versus a non-ocean unit of similar size.

To illustrate the performance differences, here’s a comparative summary using 2023 data:

STR = Short-Term Rental. (Rates and income are for 2023; 2024 data trends up slightly, e.g. MB occupancy +4% and ADR +3% year-over-year.)

As the table shows, Kingston Plantation’s condos (both oceanfront and villas) tend to beat the Myrtle Beach average in revenue. Oceanfront units benefit from a rate premium, while villas still perform well by capturing budget-conscious travelers who want the Kingston resort experience without paying oceanfront prices.

Key Insight: Even non-oceanfront Kingston Plantation units can match or exceed the average Myrtle Beach rental income due to the resort’s strong demand. The Kingston brand and amenities effectively “lift” the performance of all units on the property. For investors, this means you don’t necessarily need an oceanfront unit to see solid rental returns – though the highest grossing units will be those with an ocean view.

Airbnb/VRBO Rental Profitability and Net Income

Gross rental income only tells half the story. Investors need to consider expenses – particularly management fees, HOA dues, and other costs – to evaluate net profitability. Let’s discuss how Kingston Plantation condos perform as investments on platforms like Airbnb or VRBO, and what net income you can expect after expenses:

• Self-Management vs Rental Program: Owners at Kingston Plantation have options for renting. You can join the on-site Kingston Resorts rental program (affiliated with Hilton/Embassy Suites) for a full-service experience, or you can self-manage via Airbnb/VRBO or hire a local property manager. The on-site program offers marketing and hotel-style services but typically takes a larger commission (often 40% or more of gross rents). By contrast, self-managing on Airbnb/VRBO can save money – you keep more of the rental income, paying only platform fees (~3% for host on Airbnb) and any cleaning/service costs, but you must handle bookings, guest communication, and coordinate cleaning. Many investors hire a local vacation rental management company that charges ~20–25% of gross rents for a more hands-off approach. For example, some Brighton Tower condo owners net around $49k–$56k after a 20% management fee, implying gross earnings in the $60k–$70k range without that fee.

• Operating Expenses: The largest expense is the HOA fee (covered in detail in the next section). Kingston Plantation HOA dues are higher than average but cover many utilities and services (insurance, cable/Internet, water, amenities). Other expenses include property insurance (usually just contents and interior, since HOA covers the structure), property taxes, maintenance, and management. Short-term rentals also incur cleaning fees (usually paid by guests) and supplies.

• Net Income Estimates: Let’s do a simplified example of net income for an oceanfront vs. a villa:

  • Oceanfront 2BR Example: Gross rental $50,000/year. If self-managed via VRBO/Airbnb, assume ~10% of gross for cleaning, supplies, occasional repairs = $5,000. HOA for a 2BR oceanfront tower ~$1,100/month = $13,200/year. Property tax say ~$4,000. If you manage yourself, no management fee, so total expenses ~$22,200. Net income ~$27,800. If you hire a manager at 20%, that’s $10,000 off the top, yielding net ~$17,800. (Note: This net is before any mortgage costs. If you purchased in cash, that ~$18–28k is your cash flow; if financed, you’d pay mortgage from this.)

  • Villa 2BR Example: Gross rental $30,000/year. Cleaning/maintenance ~$3,000. HOA for a villa might be ~$600/month (mid-range) = $7,200/year. Taxes perhaps $3,000 (non-oceanfront assessed lower). No management fee if self-managed, so expenses ~$13,200, leaving net ~$16,800. With a hired manager (20% = $6k), net would be ~$10,800.

  These are ballpark figures to illustrate net yields. Actual results vary by how efficiently you manage expenses. Many Kingston owners report net yields (after HOA, tax, etc.) on the order of 3–6% of the property purchase price annually. For instance, a villa bought at $350k might net ~$15k (around 4.3% cash yield), while a $600k oceanfront condo might net $25k (4.2%). Skilled operators can push these higher by optimizing pricing and occupancy (or by personal use to offset vacation costs).

• Airbnb/VRBO Demand: The good news is that demand for Kingston Plantation units on platforms like Airbnb and VRBO remains strong. Myrtle Beach is one of the nation’s top vacation rental markets, and Kingston’s reputation helps listings stand out. In 2023, Myrtle Beach had 20,984 active short-term listings and demand was still growing. Kingston’s outperformance in ADR suggests many guests are willing to pay a premium for Kingston units. Guest reviews often highlight Kingston’s family-friendly environment and amenities, which can translate to repeat bookings and high ratings for your Airbnb listing. Owners who furnish and photograph their units nicely and maintain quick response times can achieve Superhost status, further boosting bookings.

• Seasonality and Pricing Strategy: One factor affecting profitability is seasonality. Over 55% of annual rental revenue in the Myrtle Beach area is earned in just the summer months (June–August). Kingston Plantation is no exception – summer weeks command top dollar and near full occupancy. However, off-season (winter) can be slow. Some investors mitigate this by offering monthly “snowbird” rentals in fall/winter to retirees who will book 1–3 months at reduced rates (e.g. $1,500–$2,000/month for a 2BR villa). This can keep occupancy above 0 and cover carrying costs in the slow season. Using dynamic pricing tools or closely monitoring booking pace is crucial; as a trend, travelers are booking later than they used to, so many reservations come within 30 days of arrival. Being willing to adjust rates to capture last-minute bookings will improve your annual occupancy and income.

Bottom Line: From a profitability standpoint, Kingston Plantation condos can generate substantial passive income, especially if you optimize your rental strategy. A well-run oceanfront unit might net ~$20k+ per year after all expenses (and provide you personal beach vacations as a bonus), while a villa could net in the low-to-mid teens (with a lower investment upfront). Compared to many other investments, these are solid returns – plus you own a tangible asset that historically appreciates. Next, we’ll look closer at those HOA fees we’ve been deducting, since they are a critical factor in your net income calculus.

HOA Fees and Policies: Impact on Investment

Every condo comes with Homeowners Association (HOA) fees, and Kingston Plantation is known for having higher-than-average HOA dues – but it’s important to understand what you get for those fees and the community policies, as they directly affect your investment’s success.

• HOA Fee Ranges: HOA fees in Kingston Plantation vary by property type and size. Smaller villas and lodge units might have monthly HOAs in the $300–$600 range, whereas the oceanfront high-rise condos often range around $800 up to $1,400 per month for the largest units. For example, a 2BR West Hyde Park villa had an HOA of about $324/month (as of a 2021 listing), while a 2BR Brighton Tower condo is around $1,124/month and a larger 3BR in Brighton can be ~$1,396/month. These fees are indeed significant, but they cover extensive services.

• What the HOA Includes: Kingston Plantation HOAs are comprehensive, which offsets some costs you’d otherwise bear. According to one Brighton Tower listing, the HOA fee includes association management, all common area maintenance, building insurance, cable TV, high-speed Internet, water/sewer, trash pickup, pest control, security, and use of recreation facilities. Essentially, your fee helps maintain the pools, landscaping, lakes, beach access, and even provides insurance for the building structure. This means as an owner you typically only need a condo contents insurance policy (much cheaper than a standalone home policy). The included Internet and cable also save you about $100+ per month you’d otherwise pay for utilities in a rental.

• HOA Policies and Restrictions: Kingston Plantation is a well-run, reputable community, and they do have rules in place that investors should note:

  • Short-Term Rentals: Short-term renting is allowed in Kingston Plantation (in fact it’s a big part of the community’s identity). There is no requirement to use the on-site rental program – you are free to rent via Airbnb/VRBO or other means. Some buildings, like Margate Tower, have a private owners’ lounge and a few “non-rental” designated floors, but the vast majority of units can be rented. Always confirm any rental policy changes with the HOA, but currently Kingston is very rental-friendly.

  • Guest Access: Because Kingston is gated with 24/7 security, HOAs require that guests (whether through Airbnb or other) are registered and abide by community rules. The resort issues parking passes (as noted, units have limits like 2 parking passes for a 3BR). As an owner renting out, you’ll work with security to ensure your guests have access. This system actually adds peace of mind – it’s a selling point on Airbnb that the resort is secure and gated.

  • Amenities Access: Owners and their guests (renters) generally can use the pools and amenities within Kingston Plantation. However, note that fitness center and Spa access might require an additional membership or day pass for guests (the Embassy Suites pool deck and Splash waterpark are often for hotel guests and Kingston Plantation rental program guests only). Some Airbnb/VRBO guests might not get access to the hotel pools/waterpark if the owner isn’t in the rental program. Nonetheless, the oceanfront pools by the condos and the beach are available to all. Clarify in your listing what amenities are included to set proper expectations.

  • Pet Policies: Kingston Plantation does not allow vacation renters to have pets, to our knowledge (only owners can have pets). So, as an investor, you would list your unit as no-pets for short-term stays. This is common in resort condos.

  • Other Rules: Typical resort rules apply: no house parties, quiet hours at night, no motorcycles or trailers for renters (Kingston bans motorcycles for both owners and guests on the property for noise reasons). Golf carts are allowed for owners and can be a perk for guests if you as the owner provide one (and the HOA permits owner golf carts with registration). These policies help maintain the upscale, family-friendly atmosphere that keeps Kingston desirable (and keeps your property values and rental rates up!).

• HOA Fee Increases: Investors should plan for periodic HOA fee increases or special assessments. In recent years, many HOAs have risen due to insurance cost increases (coastal insurance premiums have climbed). Always review the HOA financials before buying – Kingston’s HOA associations are generally stable with good reserves, but due diligence is key. A well-funded reserve means fewer surprise assessments for repairs (roof, elevators, etc.).

In summary, HOA fees at Kingston Plantation are higher than some other condos, but they are largely “built into” the cost of doing business. Savvy investors factor the HOA into their ROI calculations from the start (as we did in the net income examples). The upside is that these fees maintain the resort’s quality, which in turn sustains high rental demand and premium rates. Many investors find it worthwhile to pay $1k monthly HOA if it helps them earn $4k+ in monthly rent during peak season. Think of the HOA as paying for the “hotel-like” infrastructure that makes your condo so rentable. Just be sure to budget for it – it’s the single biggest expense that will eat into your rental income if not accounted for.

Smart Investment Strategies: 1031 Exchanges and Retirement Funds

Investing in a Kingston Plantation condo can be not only a source of vacation enjoyment and income, but also part of a larger investment strategy. In this section, we focus on two strategies particularly relevant to investors and small business owners: using a 1031 exchange to purchase the condo, and leveraging retirement accounts (401k/IRA) to invest in real estate. These strategies can offer significant tax advantages, but come with rules to follow.

Using a 1031 Exchange to Acquire a Kingston Condo

A 1031 exchange (named for IRS Code Section 1031) allows real estate investors to defer capital gains taxes when selling one investment property and buying another “like-kind” property. If you are an investor or small business owner with rental properties elsewhere (or even a property used in your business), you can sell that property and roll the proceeds into a Kingston Plantation condo without paying taxes on the sale now. This is a powerful way to upgrade your portfolio or reposition into a vacation rental market.

How it works: You must engage a qualified intermediary before you sell your original property. After sale, you have 45 days to identify replacement properties and 180 days to close on the new purchase. All the sale proceeds must go into the new property (or properties) to fully defer the tax. By doing this, you carry over your cost basis and defer the capital gains tax that would have been due on the sale. Essentially, Uncle Sam lets you reinvest 100% of your equity instead of the ~70-80% you’d keep after taxes if you cashed out.

Why 1031 for Kingston? Many seasoned investors use 1031 exchanges to move from lower-performing assets to higher-performing ones. For example, suppose you own a small rental home or an older condo that has appreciated. By selling it via a 1031 and buying into Kingston Plantation, you could potentially increase your rental income and long-term appreciation prospects, and reset the location of your investment to a place you might personally enjoy. Another scenario: small business owners sometimes sell a building or land related to their business when they retire, and use a 1031 to buy a rental condo as a retirement income source (thus deferring tax and creating a revenue stream).

One could even eventually retire to the condo. A known strategy is to do a 1031 exchange into a vacation condo, rent it out for a number of years, and later convert it to your personal residence. After meeting certain time requirements (consult a CPA, but often renting for at least 1-2 years to satisfy it was acquired for investment), you can move in or use it more, and down the road potentially qualify for the primary residence capital gains exclusion. This way you’ve deferred taxes and then partially or fully escaped them – a savvy long-term plan.

Note: 1031 exchanges are for investment or business properties only. You cannot 1031 exchange your primary home. But any Kingston Plantation purchase intended as a rental (even if you also use it occasionally for vacations) qualifies, as long as it's primarily for income/investment. Always consult a tax advisor to follow all rules (like not taking possession of funds, meeting deadlines, etc.).

Using Retirement Funds (401k/IRA) to Invest in Kingston Plantation

Another avenue is to use a self-directed IRA (SDIRA) or solo 401(k) to purchase a Kingston condo. Many Americans have significant savings in retirement accounts, and with a self-directed retirement account, those funds can be invested in real estate (not just stocks or bonds).

Option 1: Self-Directed IRA – You can roll over or transfer an existing 401k or IRA into a self-directed IRA that allows real estate investments. The SDIRA custodian facilitates using the IRA funds to purchase the condo. All rental income goes back into the IRA, and all expenses must be paid from the IRA’s funds. Important: The property is owned by the IRA, not you personally, so you (and your immediate family) cannot use the condo for personal vacations – it must be purely investment use. Doing so would violate IRS “prohibited transaction” rules. Also, any mortgage on an IRA-owned property must be non-recourse (since you can’t personally guarantee it), and income from an IRA leveraged with a mortgage may incur UBIT tax. Despite these complexities, some investors do use IRAs to buy condos for rental income that grows tax-deferred (or tax-free in a Roth IRA). It’s like having a real estate portfolio inside your retirement account.

Option 2: Solo 401(k) or 401k loan – If you are self-employed or a business owner with no full-time employees, you might qualify for a Solo 401k which can also be self-directed into real estate. Solo 401ks have the advantage of allowing loans to yourself. You could borrow from your 401k (typically up to 50% of the balance or $50k max) and use that towards the purchase, then pay your 401k back with interest (effectively paying yourself interest). Or the Solo 401k itself can purchase the property similar to an SDIRA. The rules about personal use still apply in the latter case.

Combined Strategies: One question that arises is, can I use both 1031 and retirement funds together? Generally, a direct 1031 exchange into a property owned by your IRA is not possible because a 401k/IRA is a separate tax entity (you can’t swap personal real estate for IRA-owned real estate without triggering taxes). However, there are more complex scenarios where, for example, you might use some IRA funds to partner in a purchase alongside personal funds that came from a 1031. This gets sophisticated and would require specialized tax/legal guidance. For most investors, it’s simpler to choose one route or the other.

Pros and Cons: Using retirement money means you won’t pay taxes on the rental income currently (the income goes into the IRA/401k without tax, since it’s a tax-sheltered account). This can supercharge the growth of your retirement account. Plus, it’s a way to diversify your retirement portfolio into real estate. The downside is the lack of personal use and the need to abide strictly by IRS rules. Also, if all funds are in the IRA, you can’t take advantage of depreciation deductions on your personal tax return (the IRA doesn’t get to use those in a meaningful way). Some investors solve the personal use issue by only using IRA money for a portion of the purchase and personal funds for the rest, but again, get professional advice to avoid prohibited transactions.

Real-World Scenario: Suppose a near-retiree has $500k in an IRA. They could direct $300k of it to buy a Kingston Plantation villa outright through a self-directed Roth IRA. The condo’s rental income, say $20k net a year, grows tax-free inside the Roth IRA. In 10 years, the IRA could sell the condo (hopefully at an appreciated price) and all proceeds are tax-free. Meanwhile, the investor never paid tax on all that rental income yearly. This is quite attractive for building retirement wealth – though, of course, they never got to vacation in their own condo during that time due to rules. If personal enjoyment is a goal, a better approach might be 1031 or just traditional purchase so you can use the property when you wish.

In summary, 1031 exchanges and self-directed retirement accounts are tools that can greatly enhance the financial benefits of investing in Kingston Plantation, by deferring or eliminating taxes and allowing you to redeploy existing assets. First-time investors may not utilize these initially, but seasoned investors and savvy business owners definitely do. It’s worth exploring if you have significant equity or retirement savings – you could essentially swap into a Kingston condo with pre-tax dollars. Just be mindful of the rules: keep 1031 funds strictly in the exchange, and keep retirement-owned properties strictly for investment use.

How Kingston Plantation Compares to Other Myrtle Beach Resorts

Investors always want to know: Is this the best place to put my money, or are there better performing resorts? When comparing Kingston Plantation to other Myrtle Beach and North Myrtle Beach resorts, there are several factors to consider: occupancy levels, rental rates, HOA costs, and overall net income potential.

Here’s how Kingston stacks up on key metrics relative to other popular resorts:

• Occupancy and Demand: As mentioned, Kingston’s occupancy tends to beat the market averages. In 2023 Myrtle Beach STR occupancy was ~55%, North Myrtle Beach ~57%. Resorts with strong family amenities (water parks, etc.) often see higher occupancies. For example, a similarly upscale resort in North Myrtle Beach, North Beach Plantation (with its own water park), reportedly had high occupancy in summer comparable to Kingston. But in late 2022–2023 many Grand Strand rentals saw a dip in occupancy due to increased supply and post-pandemic travel shifts. Kingston’s +7.8% summer occupancy index means it held its ground better than most. Hotels vs Rentals: Interestingly, local news noted that in Myrtle Beach the hotel occupancy increased in 2023 while short-term rental occupancy fell ~7% from the prior year, reflecting nationwide trends. This indicates competition from new rentals coming online. However, Kingston’s integrated resort (with hotel and condo options) might have benefited from the hotel marketing, capturing guests either way. For an investor, Kingston’s brand and booking infrastructure can be seen as a hedge against market softening – it attracts a loyal repeat clientele.

• Rental Rates and Revenue: Kingston’s ADR ($250+) is quite strong. Many older oceanfront condo resorts in Myrtle Beach (for example, Ocean Reef Resort or Carolina Winds) have lower ADRs because the units are smaller or the resorts less upscale – perhaps in the $150–$200/night range on average for a 2BR. On the flip side, some top-tier properties can surpass Kingston’s rates: Anderson Ocean Club, a luxury condotel in central Myrtle Beach, has 2BR lock-out units that gross an impressive $80–90k/year in rental revenue – but note, those are often split into two rentals (a 1BR and a studio lockout) to achieve that number, and the purchase price is higher. In North Myrtle Beach, large oceanfront condos or beach houses drive the higher average ADR ($339). A 4BR condo at Azure (Cherry Grove) or a luxury condo at Ocean Drive’s Wyndham Towers might gross $70k+, similar to a Margate 4BR. In essence, Kingston Plantation’s revenue potential for a given unit size is on par with the best resorts in the area. A Kingston 3BR oceanfront (~$60-70k gross) would be comparable to a 3BR at North Beach Plantation or a 3BR at Dunes Village (another family resort with water park in Myrtle Beach). The differences come down to management and marketing.

• HOA and Expenses: Kingston’s HOA fees are higher than many other resorts. For instance, Dunes Village Resort 3BR HOA might be around $800/mo (though it also covers a lot), and Caribbean Resort or Bay Watch Resort (in NMB) 2BRs can have HOAs in the $500-$800 range. Kingston’s $1k+ HOAs on oceanfront units are at the top end. However, some North Myrtle Beach luxury condos (e.g. Mar Vista Grande or Ocean Creek – which is actually next to Kingston) also have $800-$1000/mo fees. The key is whether the rentals can outrun these fees. Net income comparisons: If an Anderson Ocean Club unit nets, say, $40k after all (very high HOA and management fees since it’s run like a hotel), and a Kingston unit nets $25k, one might say Anderson yields more – but the Anderson unit may cost $800k vs $500k for the Kingston unit. Cap rate-wise they might be similar. Small condos vs Kingston: If you look at a small oceanfront efficiency condo elsewhere (like in Atlantica or Caravelle Resort), the price might be cheap and HOA low, but rental income is also much lower (maybe $15k/year gross). Kingston’s villas, by comparison, at a moderate price point produce $25k-$30k gross, making them far better earners than a tiny beach condo. So for first-time investors considering a lower-cost condo, a Kingston Plantation villa can be a smarter buy than a beachfront hotel-room-style unit, because the net income and appreciation potential are superior, even though it’s not oceanfront.

• Appreciation and Resale: While not a rental performance metric, it’s worth noting Kingston Plantation’s resale values have been strong. The community’s reputation and continued improvements (such as the new brewery and updated amenities) keep values rising. Compared to other resorts, Kingston units tend to attract not just pure investors but also second-home buyers who eventually retire there. This can bolster demand and prices. During the 2020-2022 real estate boom, Kingston Plantation condos saw significant appreciation, in some cases outpacing generic condo-hotel units in less upscale resorts. An investor should factor in the total return (rental income + appreciation). Kingston scores well on that front historically, thanks to its location in the desirable Arcadian Shores area between Myrtle and North Myrtle, and its large, unique campus.

Summary Comparison: Kingston Plantation is often considered a tier-1 resort investment on the Grand Strand. It may not always have the absolute highest ROI % (due to higher HOA costs and purchase prices), but it offers a high-quality asset with a stable income profile. First-time investors will find it a relatively turn-key operation (especially if using the on-site rental program), and seasoned investors value that Kingston’s rentals weather market swings better than most (as evidenced by outperforming the market in occupancy/ADR in 2023). Small business owners and retirement planners like Kingston because it’s a place they can eventually enjoy themselves – try getting personal enjoyment out of a traditional stock investment!

To put it plainly, you might find a bargain condo elsewhere with a higher paper cap rate, or a luxury condo that grosses slightly more, but Kingston Plantation is a balanced investment: strong income, world-class amenities, and long-term growth, all in one package.

Conclusion: Is Kingston Plantation Right for Your Investment Portfolio?

For many investors – whether you’re a first-time buyer looking for a vacation rental, a seasoned pro expanding your portfolio, a business owner diversifying income streams, or someone planning for retirement income – Kingston Plantation offers a compelling opportunity. The 2023–2024 data shows that these condos can generate robust short-term rental returns even in a shifting market. With occupancy rates holding around the upper-50s% and rental revenues often $30k-$60k+ per year per unit, Kingston Plantation has proven its resilience and profitability.

That said, maximizing your success at Kingston requires understanding the nuances:

• Choose the right unit type: Oceanfront towers yield top dollar (and might appreciate faster), whereas villas provide solid returns for a lower entry price. Align your choice with your budget and goals. If cash flow is king, a well-priced villa could deliver a better percentage yield; if maximizing gross income and personal use enjoyment, an oceanfront unit might be ideal.

• Account for HOA fees: They are significant, but they fund the amenities that drive renter demand. Bake the HOA into your calculations (as we did in examples) and remember that “high HOA” isn’t bad if it enables “high ADR and occupancy.” It’s the net that counts.

• Leverage smart strategies: If you have existing real estate equity, a 1031 exchange can catapult you into Kingston without tax drag. If you have retirement funds, consider (carefully) using a self-directed IRA/401k to invest in a Kingston condo for tax-advantaged income – just heed the rules. These approaches can significantly boost your long-term returns and are used by savvy investors.

• Professional management vs DIY: Decide how hands-on you want to be. Kingston Plantation’s on-site rental program can handle everything for a larger cut – great for totally passive income seekers (including retirees who don’t want to deal with midnight guest calls). Alternatively, manage via Airbnb/VRBO for higher net income if you have the time or hire a reliable property manager for a middle-ground. The good news is the demand is there; it’s more a question of how you want to operate.

• Benchmark against alternatives: Weigh Kingston against other options in Myrtle Beach/North Myrtle Beach. You’ll likely find Kingston’s combination of rental performance, resort lifestyle, and investor flexibility is hard to beat. There’s a reason many owners hold onto their Kingston condos for years – they perform well and can transition from pure rental to part-time retirement home seamlessly when the time comes.

Investing in a vacation rental is a big decision, but armed with data and a clear strategy, it can be tremendously rewarding. Kingston Plantation in Myrtle Beach stands out as a location where you can achieve that reward in multiple forms: strong rental income, personal enjoyment, and long-term asset growth. The year 2023 showed us that even when the broader market softened, Kingston thrived, and looking into 2024 and beyond, the trend is positive with ADRs ticking upward and new amenities enhancing guest experiences.

For first-timers, Kingston offers a supportive environment (you’re essentially buying into a community that wants you to succeed as part of their rental program if you choose). For experienced investors, it offers a proven income generator in a prime coastal market. For the entrepreneur or small business owner, it’s a chance to put profits into a tangible asset that works for you. And for those eyeing retirement, it’s an investment that can literally become part of your retirement lifestyle on the beach.

In conclusion, Kingston Plantation condos have lived up to their reputation as both luxury vacation homes and income-producing “money machines,” to borrow a phrase from local experts. With due diligence and proper management, an investment here can yield financial returns and priceless memories. As always, crunch your numbers, consult professionals for tax/legal guidance, and maybe spend a weekend at Kingston Plantation as a guest to see the allure firsthand. You just might find that this resort is the perfect place to invest in your future and enjoy the journey along the way.

Sources: The analysis above incorporates performance data from 2023 market reports (AirDNA, Key Data, Kingston Resorts) and real-world rental income figures from Kingston Plantation property listings and owner reports. Key data points are cited throughout for reference. For more detailed information or current 2024 updates, consider reaching out to local real estate investment experts or Kingston’s homeowner services. Enjoy and happy investing!

Disclaimer: All information given is meant to be educational. I am only passing on historical information shared with me by owners, rental companies, and various publications. I am not guaranteeing these numbers, nor can I guarantee future rentals or appreciation. This information is not intended to replace your own research, or to provide legal, investment, or financial advice. Please consult an attorney for legal advice.