KI AW AH
KIAWAH
Thank you
for considering a new home at The Cape.
We want to make the buying process as easy as possible so we’ve created this list of frequently asked questions. These are the questions we would ask if we were buying a new home. While this is our best attempt to provide answers to key questions about buying a new home at The Cape, this FAQ is not intended as a substitute for full and careful review of all documents related to such purchase.
What is The Cape?
In a pristine, last of its kind oceanfront setting on Kiawah Island, within the Island’s original West Beach community, The Cape is a 14-acre year-round retreat of sea, sand, marsh, and river with seven acres of high ground. At completion, it will be home to a collection of 78 distinctive residences that offer exclusive access to amenities for every passion and pursuit. The Cape is at once a safe haven and thriving community for beachcombers, leisure lovers and outdoor explorers.
Where is the cape?
The Cape is located 21 miles south of Charleston, SC on Kiawah Island. Perfectly positioned in West Beach, where the Atlantic Ocean meets the Kiawah River, The Cape is the only place on the island to see and be part of both sunrise and sunset.
The Cape’s proximity to Kiawah’s front gate makes it easily accessible from historic downtown Charleston, the Charleston International Airport, Johns Island Executive Airport, and shopping and dining at Freshfield’s Village. Daily non-stop flights are available to 26 U.S. cities, as well as quick connections to international hubs in Atlanta and Charlotte from Charleston International Airport. Once on-island, The Cape is mere moments away.
question & answer
Overview
How big is The Cape?
The Cape will have a total of 78 residences spread across six residential buildings. Each residential building will have four stories above parking. Phase One will include the two most oceanfront buildings, I and VI, each with 20 residences, as well as The Cape Club. Phase Two will offer the remaining 38 residences spread across four buildings (buildings II through V).
What sizes are the residences?
There are a variety of floor plans available that include two, three, and four bedroom residences and penthouses starting at 1,590 square feet, with the largest penthouse totaling 3,735 square feet.
What is the price range?
Pricing for the Phase One ranges from $1.5 million to $8 million. Pricing for Phase Two ranges from $1.9 million to $7 million.
Is covered parking available?
Covered parking is available on the first level of every building.
How does parking work?
While parking availability will vary from building to building, in Phase One, two-bedroom residences will have the right to park one car, and three- and four-bedroom residences will have the right to park two cars. In Phase Two, residents will have either one reserved single space or one reserved tandem space depending on their residence.
Is guest parking available?
There is limited guest parking available on the property on a first-come first-served basis that will be managed by the Property Management Team.
Will there be charging stations available to charge my electric vehicle?
Yes! There will be community charging stations throughout the property and we are working to find the best solution given technology is rapidly changing.
How does storage work?
Each residence will have one unconditioned storage space located in the garage.
What is the time frame for construction and delivery of The Cape?
We broke ground in July 2021. Phase One completion is expected summer of 2023 and Phase Two completion is expected winter of 2023-2024.
Can I buy my residence furnished?
While we don’t offer the residences furnished, we’re happy to connect you with nationally recognized designers who can help bring your vision to life.
What decisions can I make in the finish detail of my residence?
Renowned interior design firm, Cortney Bishop Design, has thoughtfully designed the interior spaces of every residence. Depending on the construction phase, buyers will have the opportunity to make specific finish changes on a case-by-case basis, which could be subject to a change order or material upcharge.
Can I rent my residence?
In an effort to create a true community where neighbors get to know each other, residences at The Cape will not permit rentals under 45 days. Rentals will be managed by The Kiawah Island Club.
Will The Cape be LEED Certified?
The developer is pursuing a LEED certification under the LEED for Building Design and Construction for the Cape Residences. The LEED rating and certification system is the industry standard for environmentally sustainable building. This process offers thirdparty verification that The Cape has been designed and built using strategies aimed at reducing energy and water usage, promoting better indoor air quality and improving quality of life. By bringing in the good – such as clean air and access to daylight – and keeping out the bad – such as harmful chemicals found in paints and finishes – LEED creates healthy spaces. Buildings that optimize well-being are more important than ever.
Who is the developer of The Cape on Kiawah?
The Cape is being developed and sold by Beachwalker Development, LLC, which is part of the family of related but independent companies affiliated with East West Partners, Inc.
Will property management be located onsite?
Yes. East West Hospitality will serve as the property management company for The Cape. They will be onsite and available to help owners with any maintenance on their properties as well as other concierge-level services.
Is The Cape pet friendly?
Yes. We love pets at The Cape. Residents will be limited to two pets. There are no restrictions on breeds, but all pets must be safe, and their existence cannot create a nuisance to other residents.
Where will I get my mail?
We have designed a mail and package room on the ground floor of Building VI where each residence will have a designated mailbox. The property management team will store packages in the package room and notify owners when they have a package.
Where do we dispose of garbage?
A garbage and recycling room will be available to all residents on the ground floor of each building. Alternatively, residents can sign up for garbage valet offered with concierge services.
What will happen to the vacant property across Souther Pines Lane?
The vacant lot to the North of The Cape across Southern Pines Lane, Lot 1, is owned by an affiliate of Kiawah Partners, the master developer of Kiawah Island. This property is approximately seven acres and is currently zoned to allow for 80 residences. In addition to vertical development, this property will include some parking for The Cape Club. The agreement for The Cape Club with Kiawah Resort Associates allows the 38 residents of Lot 1, who are not members of The Kiawah Island Club, to also have access to the Cape Club.
Who’s Who at The Cape
There are several stakeholders on Kiawah Island and we know it can be confusing to navigate who does what. Below you’ll see a list of the key stakeholders as well as any dues or fees that will be owed to that entity.
Beachwalker Development, LLC
The Cape is being developed and sold by Beachwalker Development, LLC which is part of related but independent companies affiliated with East West Partners, Inc.
The Cape Homeowners Association (HOA)
The Cape HOA is the Residential HOA that covers all of the residential activity and is likely the most important to you as an owner. This HOA is responsible for residential common areas such as the corridors, owners’ lobby and mail room, and resident-only elevators. The Residential HOA also pays for utilities, including gas, water and sewer for residences and common areas. Assessments and voting rights within the Residential HOA are allocated based on the square footage of each residence as a percentage of the total residential square footage.
The Kiawah Island Community Association
The Kiawah Island Community Association (KICA) owns and maintains the island’s common property, including infrastructure (roads, bridges, leisure trails, drainage, boardwalks), land and ponds. The Association operates the beachfront Sandcastle clubhouse, Kiawah’s main gate and Vanderhorst gate, the Rhett’s Bluff boat landing, the Cinder Creek Pavilion and dock and the Eagle Point kayak launch. KICA offers 24/7 security services, recreational activities, a shuttle transportation service and more.
The Kiawah Island Community Association is made up of approximately 2,000 full-time resident members and 10,000 part-time resident members. Seven community members serve on the Board of Directors and a staff of over 100 execute the Association’s operations. The Association was established on February 19, 1976. Visit KICA.us for more information.
The Kiawah Island Club
Exclusive to property owners who purchase a club membership, The Kiawah Island Club offers access to an unparalleled collection of amenities, activities, and indulgences including two championship golf courses and luxurious clubhouses, six pools, access to The Beach Club, Marsh House, a 9,000 square foot Sports Pavilion with tennis, squash, and pickleball courts, weight training center, Olympic pool and more, a luxurious spa, and just up the road from Kiawah is the exclusive Sporting Club.
The Kiawah Island Club is owned and operated by Kiawah Partners, the master planning and community developer of Kiawah. Visit kiawahisland.com/island-club for more information.
Fees/Dues
At Contract Signing At Closing Recurring
15% of Purchase Price
85% of Purchase Price N/A
At Contract Signing At Closing Recurring
N/A
3 months of Monthly dues Working Capital
$1,390 to $3,265*
*Range based on size of unit and current costs. Is subject to change based on actual costs.
At Contract Signing At Closing Recurring
N/A
Capital Reserve Fee Annual Fee Of .5% of Purchase Price, Included in Recreation Center Initiation Cape HOA Fee (currently $961), and One-time Admin fee of $100
At Contract Signing At Closing Recurring
Option to start Golf
Option to start All Monthly Or Social Membership Memberships Dues
Membership Deposits Monthly Dues
Golf – $140,000
Sports – $120,000
Social - $75,000
Golf Ranges from $1295-$1750
Sports Ranges from $960-$1350
Social Ranges from $745-$885
Please request The Kiawah Island Club’s Schedule of Deposits, Dues, and Charges for more detailed information. These fees are subject to change and controlled by The Kiawah Island Club.
Town of Kiawah Island
Incorporated in 1988, the Town of Kiawah Island (TOKI or the Town) is the municipal government of the Island. The Town owns and operates the Municipal Center, KI Parkway before the security gate, and Beachwalker Drive. Visit kiawahisland.org for more information.
At Contract Signing At Closing Recurring
N/A
Kiawah Island Golf Resort
Kiawah Island Golf Resort (The Resort) is a world-class hotel and resort known for providing luxury tourism with multiple types of lodging, five golf courses, swimming pools and recreation, complimentary transportation, a variety of dining restaurants, and more. The Resort caters to the guests that visit the Island.
The Resort manages The Sanctuary Hotel & Spa, The Ocean Course, Osprey Point Golf Course, Turtle Point Golf Course, Cougar Point Golf Course, Oak Point Golf Course and Governor’s Club. Membership to the Governor’s Club provides island residents access to all Resort amenities with exclusive benefits, discounts, private events and tournaments. However, the Resort amenities are open to the public and do not require a membership. Visit kiawahresort.com for more information.
At Contract Signing At Closing Recurring
N/A
N/A
N/A
Charleston County
The Town of Kiawah Island and The Cape are located within Charleston County. Charleston County assesses and collects property taxes on residential and commercial real estate within the County.
If your residence at The Cape will be your primary residence, you will benefit from a 4% assessment ratio. If it will be a second home, the assessment ratio is increased to 6%.
Owner’s property taxes will be separately billed by Charleston County. Property taxes are paid in arrears in Charleston County. You may also visit the county website at https:// www.charlestoncounty.org/departments/auditor/tax-estimator.php to learn more about the property tax calculation and how to apply for the primary residence exemption.
amenities
What amenities are offered at The Cape?
Everything at your fingertips, or just steps from your door, ownership comes with access to an array of exclusive amenities, including The Cape Club, The Kiawah Island Club’s future west end beach club. Homebuyers will also have the ability to purchase a membership to The Kiawah Island Club, an exclusive private membership club on the Island.
CAPE Community Amenities
OWNERS’ ROOFTOP DECK
GRAND LAWN FOR GAMES & GATHERING
ACCESS TO THE CAPE CLUB
OUTDOOR SHOWERS AND PET WASH
SAND ROOM WITH OWNER STORAGE
BIKE RACKS
ELECTRIC VEHICLE CHARGING STATIONS
ONSITE PROPERTY MANAGEMENT
OCEANFRONT BOARDWALK
DUNE GARDEN
What is The Cape Club?
The Cape Club venue is owned and operated by The Kiawah Island Club and will be its first oceanfront beach club on the Island’s west end. The Cape Club serves as the centerpiece to The Cape community and it will offer residents of The Cape access to an array of amenities right outside your door.
Who will operate the Cape Club?
The Cape Club will be owned, managed and operated by The Kiawah Island Club and its affiliate Kiawah Resort Associates, L.P.
How will the Guest Cottages at The Cape Club be managed?
There will be two cottages nestled within The Cape community available to rent by Club Members and their guests on a nightly basis. The cottages will be managed and operated by The Kiawah Island Club. The Kiawah Island Club and its affiliate Kiawah Resort Associates, L.P. will be the initial owner of these cottages, but The Club has the option to sell them at any time.
The Cape Club Amenities
OCEANFRONT FOOD AND BEVERAGE OFFERING
OCEANFRONT INFINITY POOL
EXPANSIVE SUNDECK WITH CHAISES
FITNESS STUDIO
BEACH CHAIRS AND UMBRELLAS
OCEAN KAYAKS, STANDUP PADDLE BOARDS, SURFBOARDS, BOOGIEBOARDS, AND BEACH GAMES
ONSITE COTTAGES BY KIAWAH ISLAND CLUB
Who can use the Cape Club?
The Cape Club is exclusively for use by Kiawah Island Club Members, their guests, and Cape owners and their guests, and Lot One owners and their guests.
If I decide not to join the Kiawah Island Club, can I still use The Cape Club?
While The Cape Club will be a Kiawah Island Club amenity, all residents of The Cape who choose not to join the Club will be able pay a separate fee to The Kiawah Island Club to utilize the facilities. Fees to access The Cape Club will not exceed 25% of social resident dues for The Kiawah Island Club. For example in 2021, the membership fee for use of The Cape Club would not exceed $221 per month.
do my guests have access to the Cape Club?
Yes, guests will pay a daily rate for access to The Cape Club. The daily rate for guests over six (6) years old will be $15. This rate is subject to change as outlined in the KIC’s Schedule of Dues, Fees, and Deposits and Charges. This day rate will not provide access to other Kiawah Island Club amenities.
location
Charleston & Kiawah Island
Why charleston?
Charleston has been named the “No. 1 Small U.S. City” for the eighth year in a row by Conde’ Nast Traveler, Readers’ Choice Awards, and “No. 1 World’s Best City” by Travel and Leisure 2016 World’s Best Awards. Charleston’s metro area population is 744,526 with the city having 137,447 residents and is the second largest in South Carolina.
The City is experiencing a gain of well-educated young talent, adding to the growing labor force at 5 times the U.S. average. Charleston is well-known for its rich history, southern charm and a deep culture rooted in hospitality. There are hundreds of independently owned restaurants, art galleries and museums; excellent medical services; reputable colleges and rewarding jobs. A subtropical climate offers seasonal change with predominantly ‘beach weather’ forecasts. At any given time, there are various festivals hosted in the area for food and wine enthusiasts, performing arts, farmer’s markets, outdoor sports and recreation opportunities.
Why Kiawah?
Kiawah is a carefully preserved 10,000 acre barrier island located just 21 miles south of Charleston. The Island offers ten miles of beach, over 30 miles of bike trails, a Five Star/Triple Diamond Resort, and a private membership club for property owners that offers access to a collection of world-class amenities.
Kiawah is an island community home to 18 species of mammals and over 300 species of birds, and has garnered much acclaim for its environmentally sensitive design and respect for the Island’s natural beauty.
How do you get to Kiawah?
Driving: Kiawah is easily accessible by car from the Southeast’s major cities and just a 40 minute picturesque drive from Charleston.
Flights: Charleston International Airport, which recently underwent a $199 million renovation improvement, offers 114 daily flights, both direct flights to over two dozen major cities and connecting flights to major hubs. Delta, Jet Blue, Southwest, United, American, and Alaska Airlines are among the major carriers that offer service to Charleston International. Kiawah is an easy 33-mile drive from Charleston International Airport (CHS) and 10-mile drive from Charleston Executive Airport (JZI), preferred by many private jet owners.
What retail services and restaurants are available?
Located at the crossroads of Kiawah, Seabrook, and Johns Island is Freshfields Village, an open-air retail center offering unique shopping and dining experiences, an active events calendar filled with live music, movies on the green, and farmers market, and conveniences like a grocery store, pharmacy, banks, luxury hotel, and wellness services.
The Kiawah Island Golf Resort offers an expansive collection of on-Island dining opportunities along with art galleries, gift shops, and golf pro shops. Nearby Bohicket Marina also offers an array of waterfront restaurants featuring seafood and southern cuisines.
What medical facilities are nearby?
In the event medical attention is needed, owners are in close proximity to the KiawahSeabrook Medical & Urgent Care, operated by Roper St. Francis Healthcare and located in nearby Freshfields Village. The Medical University of South Carolina is currently under construction near Freshfields Village with plans for an expansive medical center with a freestanding Emergency Room and medical office building for specialty and primary care.
Charleston offers several premier hospitals and medical facilities along with access to quality providers through the Medical University of South Carolina (MUSC), Roper Hospital, Bon Secours St. Francis Hospital, and Trident Health System.
What types of recreation are nearby?
Kiawah Island provides an endless array of amenities, activities, and indulgences including ten miles of pristine beach, over 30 miles of biking and walking trails, six onIsland championship golf courses, an acclaimed tennis center, fitness and spa amenities, and a collection of dining opportunities to satisfy every palate.
What does the Kiawah Island Golf Resort include?
Kiawah Island Golf Resort, a separate entity from The Kiawah Island Club, includes 5-star accommodations, world-class resort amenities, award-winning recreational activities, and some of the most respected golf courses in the nation. Most recently, the resort has fully renovated all five championship golf courses and are now in the midst of an island-wide expansion, adding a collection of stunning new resort buildings and improvements that will further enhance the already exceptional offerings.
The Kiawah Island Club and THE CAPE CLUB
What is The Kiawah Island Club?
Exclusive to property owners who purchase a club membership, The Kiawah Island Club offers access to an unparalleled collection of amenities, activities, and indulgences including two championship golf courses and luxurious clubhouses, six pools, access to The Beach Club, Marsh House, a 9000 square foot Sports Pavilion with tennis, squash, and pickleball courts, weight training center, Olympic pool and more, a luxurious spa, and just up the road from Kiawah is the exclusive Sporting Club.
Is membership to The Kiawah island Club available to Cape owners?
Yes. Each owner at The Cape has the opportunity to purchase a membership to The Kiawah Island Club.
What types of membership are available?
Three tiers of membership are offered by The Kiawah Island Club: Golf, Sports, and Social. As of the most recent schedule of dues and fee published by The Kiawah Island Club, an 80% refundable initiation deposit is required and varies between $75,000-$140,000 depending on the membership level purchased. Monthly dues and fee vary by membership type as well and are available upon request. Pricing is subject to change per The Kiawah Island Club. Please refer to Club documents for the most up to date pricing.
Is my membership transferable?
A membership is not required to stay with the residence and/or transfer to a new owner. A Kiawah Island Club Member may transfer their membership to another property they own on Kiawah.
Can I sell my unit with membership?
If an owner who purchased a membership is selling their residence at The Cape, they are not required to sell the membership with the residence. In order to keep the membership, the owner must transfer to a new property on Kiawah.
Can I purchase a Club Membership after I close on my residence?
The opportunity to purchase a membership is unique and only available upon the initial closing. Owners who opt out of a Club Membership upon purchase of their residence forfeit the right to purchase a membership after closing.
Residences
Everything in these exceptional residences and penthouses – from magnificent views of the Atlantic, river and marsh to their beautiful blend of architectural details – have been thoughtfully considered. The result is a retreat that feels like a natural extension of the Island and ocean – a haven of comfort, convenience, and calm.
Residence features
LIVING ROOMS & GOURMET KITCHENS WITH DRAMATIC VIEWS
EXPANSIVE TERRACES SEAMLESSLY BLEND INDOOR AND OUTDOOR LIVING
FLOOR-TO-CEILING WINDOWS AND DOORS
PREMIUM APPLIANCES
GENEROUS CLOSET SPACE
FLEXIBLE SPACE FOR AN ADDITIONAL BEDROOM, OFFICE, OR BUNK ROOM IN SELECT FLOOR PLANS
ELEVATOR ACCESS
question & answer
Purchase Details
How can I review the Purchase and Sale Agreement and the related documents?
It is important to us that you have plenty of time to understand the Purchase and Sale Agreement (PSA) and all of the documents discussed in the agreement, including all of the association formation documents and title information. We have options available to access these documents electronically via email or a physical zip drive, or printed hard copies.
How much will the earnest money deposit be?
Purchasers will need to make an earnest money deposit of 15% of the purchase price at the execution of the purchase agreement. The balance of the purchase price will be due at closing.
Are lenders available if I decide to finance?
Yes. We have a list of preferred lenders available for your convenience. Closings will not be contingent on loans.
How will title be transferred?
After a certificate of occupancy is received for The Cape the closing will be scheduled, and title will be transferred by limited warranty deed.
Who provides title insurance?
The developer will provide a credit at closing equal to the cost of the owner’s title insurance policy for contract holders who use The Cape’s preferred closing attorney. Any contract holder who chooses to obtain their own title insurance may do so at their own cost. The premium for a title insurance policy required by a lender will be the responsibility of the contract holder.
What are the property taxes?
If your residence at The Cape will be your primary residence, you will benefit from a 4% assessment ratio. If it will be a second home, the assessment ratio is increased to 6%. Owner’s property taxes will be separately billed by Charleston County. Property taxes are paid in arrears in Charleston County. You may also visit the county website at https://www.charlestoncounty.org/departments/ auditor/tax-estimator.php to learn more about the property tax calculation and how to apply for the primary residence exemption.
When do I start paying property taxes and Association fees?
You will not pay any ownership fees until title is transferred at closing. It is common for a onetime working capital contribution equal to three months of regime fees to be paid when title is transferred. We expect that The Cape will have a similar contribution to establish, sustain, and grow the working capital account. Additionally, the Kiawah Island Community Association assesses community members annually to help fund the maintenance of Kiawah Island common property, repair infrastructure, and provide community services, like security and recreation. At closing, contract holders will be responsible for the payment of the Kiawah Island Community Association Capital Reserve Contribution which is equal to .50% (.0050) of the Purchase Price, a “Recreation Center Initiation Fee” which is $961 in 2021, and a one time property sale administration fee of $100. Please review the Kiawah Island Community Association annual assessment rates for the most up-to-date information.
Do you have a warranty program?
Yes. You will receive a one-year limited warranty on your residence. This Program is described in detail in the purchase and sale agreement. The appliance manufacturer warranties will be transferred to the owner.
How does closing work?
As The Cape nears completion, contract holders will be notified of a closing date. At that time, all the final recorded versions of the governing documents will be provided, along with a final title commitment. Contract holders will be invited to schedule a residence walk-through (discussed in additional detail below) where they can identify any items that need to be completed. Every owner’s situation will be different, and our closing team will do our very best to coordinate closings in a manner that meets the goals of each owner.
Will there be any other team members integral to the closing process?
A dedicated Homeowner Liaison will ensure a seamless experience from the time the contract is signed to closing, and beyond. In addition to coordinating the closing process between the owner, the broker, the lender and the title company, the Liaison will assist with inspections, management of punch list repairs, scheduling/coordinating your move, and orientation to your new home. They will also be a great resource after you’ve moved into The Cape.
question & answer
Construction
What is the structural system?
The Cape condominium buildings are comprised of a structural steel frame with concrete filled metal deck floors constructed on typical concrete foundations. The garage level is constructed on a typical concrete slab. Exterior and interior walls are framed with metal studs. The roof is a combination of steel trusses for the sloped sections and an insulated concrete slab for the flat roof sections.
What is the exterior construction of The Cape?
The exterior finishes of The Cape will be drawn from a palette of materials familiar to Charleston including standing seam metal roofs, and stucco applied to concrete block on the ground floor, with fiber cement siding on the upper levels. All of the buildings have been designed to require minimal maintenance despite the close proximity to the ocean.
W hat type of windows will be included?
The residences are equipped with impact-rated windows and doors tested to meet Wind Zone 3, which means they are required to perform in winds of up to 130 mph and resist penetration from large or small objects that may become airborne during a storm. The glass of the windows are classified as Low E 270, which blocks 99.9% of UV light. Windows and exterior doors are made of either composite materials, clad wood or aluminum so as to resist rot and offer a long-term performing window.
What steps are being taken to improve the indoor air quality at The Cape?
The contractor will use low VOC-emitting paints, coatings, and sealants to ensure your new home not only performs to highest standards, but also provides a healthy environment for your friends and family.
What is being done to address outside sound?
We understand outside noise is a serious concern for our residents. At The Cape, we have taken several important steps to minimize ambient sound transfer into the residences. The team has engaged D.L. Adams & Associates, a highly reputable and experienced acoustical engineer to review the drawings and provide recommendations for construction of the residences.
Our consultant has recommended we utilize a double wall construction between all of the units and around stairs and elevators. We will use a high performance flooring system for optimal noise control that includes floating floors, acoustical mats, and isolation pads – all essential components to maximize noise control and quiet between floors.
What type of ceiling lights will I have?
The residences will have several different types of ceiling lights including recessed can fixtures, pendants, and wall-mounted fixtures. The Cape residences will also have the necessary infrastructure for residents to install the bedroom fixtures and dining room chandeliers they choose. The recessed can fixtures will accept LED bulbs.
How will my residence be heated and cooled?
Each residence will have a condensing unit on the roof of each building. There will also be an air handler for each condensing unit located within each residence.
What types of technology are available?
Each residence will have a telecom panel. All telephone and cable wiring, including CAT6 cabling, will be routed through this panel. In-wall USB charging ports will be installed throughout the residence as well.
Which television, internet and phone services will be available?
Cable, internet and phone services will be available by either Comcast Infinity or AT&T U-Verse. The final decision on the initial provider will be determined by the Developer prior to occupancy. Residents can choose to purchase packages directly from the provider. Hard-wired CAT-6 locations will be located throughout each residence.
question & answer
Construction Process
When will construction begin and how long will construction take?
Construction on The Cape is underway. Phase One is expected to be completed in summer of 2023 and Phase Two completion is expected winter 2023-2024. Regular progress reports and updates will be communicated to keep you abreast of the progress. There will be limited or no access to the buildings during the construction process due to safety precautions.
How often will I be able to see my residence and the building during construction?
Due to safety protocol and site concerns each contract holder will be allowed three site walks prior to closing of their residence. These will be scheduled by the Developer with the contract holder and contractor and will occur at the following milestones - Prior to installation of drywall, interior design measurement walk after all walls are in place and the final orientation and inspection walk prior closing.
Will you keep me updated during construction of The Cape?
Yes. We will be in contact with you throughout the duration of the construction phase of The Cape. You will receive updates accompanied by photos throughout construction.
Can I make any construction changes to my condominium?
We understand that some residents desire to customize their residence to their personal tastes. We have made arrangements to accommodate these requests provided that the change requested does not affect the construction schedule, exterior appearance, the structure or an adjacent residence. Any change to the layout, level of finish details, or other requested changes should be made early in the construction process and will be subject to a change order fee payable to the Contractor. The contract holder, contractor
and developer must mutually agree by signatures on the appropriate change form before any modification will commence. Changes to the base construction will be administered by the contractor directly and an agreement between the contract holder and Trident Construction will be executed to implement any changes. If a change requires design work then the contract holder will be required to reimburse the design team directly on an hourly basis.
What decisions can I make in the finish detail of my residence?
Renowned interior design firm, Cortney Bishop Design, has thoughtfully designed the interior spaces of every residence. Depending on the construction phase, you will have the opportunity to make specific finish changes on a case-by-case basis, and could be subject to a change order or material upcharge.
question & answer
Inspection of Residence
Can I have an inspection before closing?
An inspection of your residence with the Homeowner Liaison is available prior to closing. You may engage a licensed inspector during this process in order to ensure that you feel completely comfortable with your new home. At this time, the Homeowner Liaison can provide helpful hints about how to use various appliances and equipment properly in your residence to ensure the long life of building systems.
During your inspection, an inspection list of items that need to be addressed to complete the construction of your residence will be created. All items that are agreed to be fixed will be completed as soon as possible, ideally prior to closing. However, please understand that it is possible that some items may not be completed in time if we can’t get a part in or there are delays from a service company. We will do our very best.
What if I find an issue after closing?
Even the highest-quality products and appliances can have issues and we also acknowledge that we could potentially miss something. We pride ourselves on buyer satisfaction so if you notice something is not working or doesn’t appear up to standard, we’ll do what we can to take care of any issue for you as soon as possible.
You will receive a one-year limited warranty as part of your purchase. For any warranty covered issues, you will coordinate with the Homeowner Liaison. If your request isn’t covered by your warranty, you’ll need to report the issue in BuildingLink, our custom owner’s portal designed for reporting maintenance and other building issues (you’ll receive your login information at your new owner orientation). Because this is a common interest community, you may find that things in common areas need attention as well. Any concerns with these items should also be reported through BuildingLink. The system will route them to the appropriate person for completion.
question & answer
Homeowners Association
Who will manage The Cape?
East West Hospitality (EWH) will be the initial property manager for The Cape. The company has 30 years of experience providing property management services, association management and developer support across the country. Their focus on service, quality and follow-through provides their vacation rental guests and homeowners with experience they can trust. For the last 30 years, East West Hospitality has delivered the lifestyle benefits of hassle-free vacations and residences to thousands of resort homeowners. Locally, they manage The Gadsden and Anson House located in downtown Charleston and Tides IV in Mt. Pleasant. The company also manages vacation properties, residences and resorts at Beaver Creek, Avon, Vail and Snowmass in Colorado; Lake Tahoe, California; Deer Valley, Utah; and Big Island of Hawaii. The Association Manager can be removed by the Association with 90 days’ notice.
How much does East West Hospitality charge as the Property Manager?
East West Hospitality will charge a market rate annual fee of 7.5% of all budget expenses except for insurance, taxes, and the management fee itself. As is typical, expenses for employees and accounting that are specific to The Cape HOA will be included in the budget.
Can I rent my residence?
Rentals of residences will be limited and subject to the Association’s Rules and Regulations. Owners may rent their residences for a minimum of 45 days. All rentals, except for those direct to friends and family, will be required to be rented through The Kiawah Island Club to uphold a consistent level of service and operation, pursuant to an exclusive rental listing agreement. Please see the Association documents for more details on limitations on renting residences.
How are the HOAs structured?
There are two separate associations at The Cape — The Cape Homeowners Association (The Cape HOA) and The Kiawah Island Community Association.
The Cape HOA
HOA is responsible for residential common areas such as the corridors, owners’ lobby and mail room, and resident-only elevators. The Cape HOA also pays for utilities, including gas, water and sewer for residences and common areas. Assessments and voting rights within The Cape HOA dues are allocated based on the square footage of each residence as a percentage of the total residential square footage.
Kiawah Island Community Association
The Kiawah Island Community Association (KICA) owns and maintains the island’s common property, including infrastructure (roads, bridges, leisure trails, drainage, boardwalks), land and ponds. The Association operates the beachfront Sandcastle clubhouse, Kiawah’s main gate and Vanderhorst gate, the Rhett’s Bluff boat landing, the Cinder Creek Pavilion and dock and the Eagle Point kayak launch. KICA offers 24/7 security services, recreational activities, a shuttle transportation service, and more.
The Kiawah Island Community Association is made up of approximately 2,000 full-time resident members and 10,000 part-time resident members. Seven community members serve on the Board of Directors and a staff of over 100 execute the association’s operations. The Association was established on February 19, 1976.
How many directors will be on The Cape’s Residential Association Board of Directors?
The Board of Directors will be comprised of three to five Directors who will each serve a two-year term. No board member will be allowed to serve more than two consecutive terms. The initial Directors will be appointed by the developer as the Declarant. Homeowners will elect Directors from among the Members at turnover.
How long will the Declarant control the board?
The Declarant will turn over a majority of seats on the Board of Directors after 75% of the total residences in Phase One and Phase Two have been sold. The last seat will be turned over after the sale of the last residence.
How much are the expected HOA dues?
HOA dues are covered in the budget and will be based on the size of each residence as a proportionate share of the total square footage in the building and that residence’s percentage of overall operating costs and reserves. It is expected that the average monthly dues will range between $1,390 to $3,265* depending on unit size.
*information is based on current costs and subject to change
What will my HOA dues include?
The Cape HOA dues include all of the building and residential services, property and casualty insurance (including flood and named storm), engineering services, water, sewer, trash, gas, recycling, and common-area property maintenance. The Cape Association dues include the annual Kiawah Island Community Association (KICA) dues so there will not be a separate payment to KICA.
What additional costs will I be responsible for as an owner?
In addition to the individual HOA dues, each homeowner is responsible for their home’s electrical service, which is separately metered, property taxes, cable television, Wi-Fi and homeowner’s insurance for furniture, art or any residence upgrades performed by the homeowner after initial closing. In the event of a catastrophic loss, the HOA’s insurance policy will cover improvements that the developer initially provided in the home after the deductible has been paid. Anything in addition to that should be covered by additional homeowner’s insurance.
How are capital reserves funded for the associations?
The capital reserves for the associations are built up over time through the regular and ongoing collection of HOA dues. Capital reserves are kept separate from operating funds and are set aside for long-term capital maintenance projects. The annual reserve allocation is determined by an independent reserve study that is updated pursuant to the governing documents. The reserve study is a full evaluation of the building and building systems. As to an owner’s contribution, the regular monthly dues estimated will cover both annual operating costs and capital reserve assessments for the building.
How is working capital funded for the associations?
Working capital is the funds on hand to use in case a large, unforeseen cost occurs or the HOA’s operating budget in a given year is insufficient to cover the day-to-day operations of the building. All residents, both initial and future owners, will contribute three months of the HOA dues for their residence at the time of closing for working capital.
Will my HOA dues ever increase?
There are certain costs that increase over time, such as utilities for common areas, insurance, as well as cost of living adjustments for staff in order to make sure we retain the best employees available. As a result, dues likely increase over time. It is reasonable to expect at least an adjustment equal to inflation in a given year.
Team
Who is the Development Team for The Cape?
East West Partners
East West Partners (EWP) is devoted to building, selling, managing and supporting high-quality real estate and life experiences with a focus on innovation, sustainability and community. Since 1986, the firm has developed and sold over $7 billion of residential and commercial real estate across the country. East West Partners is one of only three companies to have received three Urban Land Institute Awards For Excellence for their projects, the pinnacle award in the development industry. The company has led the development of numerous resort projects and master-planned communities across the country including development in Vail, Beaver Creek, Breckenridge, Snowmass, Riverfront Park Denver, North Lake Tahoe, Deer Valley and Hawaii. In Charleston, EWP developed One Vendue Range along the Waterfront Park in downtown Charleston. Additionally, EWP managed the re-positioning and sell-out of the 50 remaining residences at Tides II & III in 2013, and in 2016, completed construction of 54 condominiums at Tides IV. Most recently, the company completed The Gadsden in downtown Charleston on Gadsdenboro Park. East West Partners currently has projects underway at The Waterfront on Daniel Island and 71 Wentworth in Downtown Charleston. For more, visit ewpartners.com
The Design Architect for The Cape, Hart Howerton is a team of planners, architects, landscape architects and interior designers headquartered in New York and San Francisco with a network of domestic and international offices. Their practice is focused on Designing Complete Environments—exceptional buildings, communities and places—in special situations, where a unique historic or natural environment requires an especially thoughtful and innovative solution. For more, visit www.harthowerton.com
Hart Howerton
Cortney Bishop Design
Charleston-based Cortney Bishop Design (CBD) is leading the interiors for The Cape. “Welcome home” may be a trite greeting, but for CBD, it truly is that simple when it comes to design. This philosophy with Cortney’s trained eye has enabled her to re-imagine interior spaces without bounds. CBD’s craft has resulted in a robust portfolio of diverse, inspiring residential and commercial projects, each reflective of a client’s lifestyle, personality and aesthetic. CBD has partnered with East West Partners on previous projects including The Gadsden in downtown Charleston and The Waterfront on Daniel Island. For more, visit cortneybishop.com
Trident Construction
The general contractor for the project is Charleston’s very own Trident Construction. Trident has previously worked with EWP to construct One Vendue Range and The Gadsden in downtown Charleston and is currently partnering with East West Partners on The Waterfront on Daniel Island. The company was founded in 1981 and provides exceptional construction services to team-oriented clients throughout the Southeast. In addition to their unique TeamBuild approach, it’s their ongoing commitment to quality and safety that sets them apart from other construction service providers. Since 1989, the American Subcontractors Association, Charleston Chapter has named Trident Construction as the ‘General Contractor of the Year’ nine times. For more, visit tridentconstruction.com
East West Hospitality
Priceless value for The Cape owners is peace of mind ownership with East West Hospitality. With over 30 years of managing properties in some of the world’s most sought-after resort communities, East West Hospitality knows it takes hands-on involvement to ensure asset protection and long-term property values. Their focus on service, quality and follow through provides their vacation rental guests and homeowners with an experience they can trust. Locally, they manage One Vendue Range, The Gadsden, and Anson House located in downtown Charleston, The Waterfront on Daniel Island and Tides IV in Mt. Pleasant. IMPORTANT