Palmetto Bluff Investments, LLC v. Westchester Surplus Lines Insurance Company, a Georgia corporation, and ACE Fire Underwriters Insurance Co., a Pennsylvania corporation

CourtDistrict Court, D. South Carolina
DecidedMarch 10, 2026
Docket9:23-cv-05263
StatusUnknown

This text of Palmetto Bluff Investments, LLC v. Westchester Surplus Lines Insurance Company, a Georgia corporation, and ACE Fire Underwriters Insurance Co., a Pennsylvania corporation (Palmetto Bluff Investments, LLC v. Westchester Surplus Lines Insurance Company, a Georgia corporation, and ACE Fire Underwriters Insurance Co., a Pennsylvania corporation) is published on Counsel Stack Legal Research, covering District Court, D. South Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Palmetto Bluff Investments, LLC v. Westchester Surplus Lines Insurance Company, a Georgia corporation, and ACE Fire Underwriters Insurance Co., a Pennsylvania corporation, (D.S.C. 2026).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF SOUTH CAROLINA CHARLESTON DIVISION

PALMETTO BLUFF ) INVESTMENTS, LLC, ) ) Plaintiff, ) ) No. 9:23-cv-05263-DCN vs. ) ) ORDER WESTCHESTER SURPLUS LINES ) INSURANCE COMPANY, a Georgia ) corporation, and ACE FIRE ) UNDERWRITERS INSURANCE CO., ) a Pennsylvania corporation, ) ) Defendants. ) ____________________________________)

This matter is before the court on plaintiff Palmetto Bluff Investments, LLC’s (“PBI”) motion to voluntarily dismiss, ECF No. 45. For the reasons set forth below, the court grants the motion to dismiss without prejudice in accordance with the instructions herein. I. BACKGROUND PBI is a South Carolina limited liability company that, through various subsidiaries, owns Palmetto Bluff—a residential and recreational preserve in Bluffton, South Carolina offering hotels, golf, restaurants, residences, and recreational facilities among other amenities. ECF No. 1, Compl. ¶ 1. Palmetto Bluff only allows homes situated in “designated rental areas” to be rented to third parties on a short-term basis. Id. ¶ 2. The increasing popularity of short-term rentals led to overcrowding and compaction issues with Palmetto Bluff facilities. Id. To alleviate this strain, Palmetto Bluff’s board began to discuss limiting short-term renters’ access to Palmetto Bluff amenities. Id. Some homeowners in Palmetto Bluff’s designated rental areas opposed this change because it would diminish the desirability of their properties as rentals. See id. In July of 2020, the interested homeowners sent a letter through counsel to PBI and other affiliated entities stating their intent to discuss good faith ways to resolve conflicts arising from short-term rental amenity access but left open the possibility of legal action if a resolution

could not be reached. ECF No. 1-3. By March of 2021, owing to the increasing threat of litigation with dissatisfied homeowners, PBI submitted a claim under its Directors & Officers Liability Insurance Policy (the “D&O Policy”) issued by defendant Westchester Surplus Lines Insurance Company (“Westchester”). Compl. ¶ 3. PBI also submitted a claim under its Professional Liability Insurance Policy (the “PL Policy”) issued by defendant Ace Fire Underwriters Insurance Company (“Ace”) (together, with Westchester, “Defendants”). Id. Defendants denied coverage under both policies on various grounds. Id. ¶¶ 4–5. On April 12, 2022, the dissatisfied homeowners brought suit in South Carolina

state court (the “underlying action”) to prevent changes to Palmetto Bluff’s short-term renter amenity access policies, naming several PBI subsidiaries and PBI affiliated individuals as defendants. Id. ¶ 9. PBI filed a complaint in this court asserting diversity jurisdiction on November 20, 2023, seeking a declaratory judgment that either Westchester or Ace must indemnify and defend PBI and other PBI affiliated insureds in the underlying action pursuant to either the D&O Policy or the PL Policy. Id. ¶¶ 10–11, 15. The parties had largely completed discovery by April 7, 2025.1 See ECF No. 31. Ace and Westchester filed motions for summary judgment on May 9, 2025. ECF Nos. 37, 38. PBI filed a motion to voluntarily dismiss this suit without prejudice pursuant to Federal Rule of Civil Procedure 41(a)(2) on July 14, 2025. ECF No. 45. PBI seeks dismissal based upon recently discovered information pertaining to its own citizenship.

Id. ¶¶ 6–7. More specifically, PBI asserts that the court lacks subject-matter jurisdiction because the parties are not completely diverse. Id. Defendants responded jointly in opposition on August 8, 2025, seeking jurisdictional discovery to verify PBI’s claims with regard to its own citizenship. ECF No. 50 at 3. Should the court find that jurisdiction is lacking, Defendants alternatively request that the court impose attorneys’ fees and costs as a condition to voluntary dismissal. Id. at 9. PBI replied on August 8, 2025. ECF No. 51. PBI re-filed this action in the Beaufort County Court of Common Pleas (the “state court action”) on May 16, 2025. Palmetto Bluff Invs., LLC v. Westchester Surplus Lines

Ins. Co. et al., No. 2025-CP-07-01256 (Beaufort Cnty. Ct. C.P. May 16, 2025). The parties informed the court via email on December 11, 2025 that they had mutually agreed to a stay of the state court action pending resolution of PBI’s motion to voluntarily dismiss. The court held a hearing on PBI’s motion to voluntarily dismiss on October 16, 2025 and requested that Defendants submit their attorneys’ fees and costs incurred in this

1 The court has delayed ruling on the only pending discovery motion, PBI’s motion to compel, ECF No. 36, due to the jurisdictional issue raised in PBI’s motion to voluntarily dismiss. matter since PBI first informed them of the purported jurisdictional defect.2 See ECF No. 53. Defendants then submitted an affidavit stating their attorneys’ fees and costs as a single, combined figure on October 24, 2025. ECF No. 54. The court requested Defendants provide an itemization of their costs and fees, to include billing entries for the attorneys’ fees sought, via email on October 28, 2025. In

this email, the court informed Defendants that this itemization could be submitted in camera due to privilege concerns. In a subsequent email, the court informed the parties that it would review Defendants’ submission in camera before informing the parties as to how it would proceed. On January 1, 2026, the court issued an order requiring Defendants to file their itemization of costs and fees with any privileged or otherwise confidential information redacted to allow PBI the opportunity to file objections. ECF No. 59. Defendants filed their redacted itemization on January 12, 2026, ECF No. 60, and PBI responded with objections on January 19, 2026, ECF No. 64. As such, this motion is fully briefed and now ripe for the court’s review.

II. STANDARD A. Voluntary Dismissal Rule 41(a)(1) provides that a plaintiff may dismiss an action as a matter of course (1) by filing a notice before the opposing party serves an answer or motion for summary judgment, or (2) by the parties entering into a stipulation of dismissal. Fed. R. Civ. P. 41(a)(1). Rule 41(a)(2) provides that absent a voluntary dismissal under Rule 41(a)(1),

2 Defendants were first informed of the jurisdictional defect on July 11, 2025. ECF No. 50 at 3; see also ECF No. 45 ¶ 11. the plaintiff must request a court order to dismiss the action, which may be granted “on terms that the court considers proper.” Fed. R. Civ. P. 41(a)(2). B. Subject-Matter Jurisdiction The district court must “engage in sufficient pretrial factual and legal determinations to ‘satisfy itself of its authority to hear the case before trial.’ ” Velasco v.

Gov’t of Indon., 370 F.3d 392, 398 (4th Cir. 2004) (quoting Jungquist v. Sheikh Sultan Bin Khalifa Al Nahyan, 115 F.3d 1020, 1027–28 (D.C. Cir. 1997)). The district court is responsible for weighing the evidence pertaining to jurisdiction, and—unlike on a Rule 12(b)(6) motion to dismiss—this evidence is not entitled to a presumption of truth. Adams v. Bain, 697 F.2d 1213, 1219 (4th Cir. 1982). When resolving disputed jurisdictional facts, the court may consider “evidence outside the pleadings, such as affidavits.” Mundo-Violente v. Kerry, 180 F. Supp. 3d 442, 448 (W.D. Va.

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Palmetto Bluff Investments, LLC v. Westchester Surplus Lines Insurance Company, a Georgia corporation, and ACE Fire Underwriters Insurance Co., a Pennsylvania corporation, Counsel Stack Legal Research, https://law.counselstack.com/opinion/palmetto-bluff-investments-llc-v-westchester-surplus-lines-insurance-scd-2026.