Hilton Head Island, Bluffton, & The Surrounding SC Lowcountry
Many of the neighborhoods in Hilton Head Island, Bluffton and the surrounding Lowcountry are privately owned communities, often referred to as Plantations or Resorts. As they are privately owned, each one pays for the community up-keep and maintenance, roads, staffing, review boards and various other amenities such as bike paths, security, public pools and fitness centers. As a result, each community may have its own set of fees for property owners. Such fees may include a combination of the following:
This is the overall fee for owning a property within a private community to cover the community’s annual operating budget. An HOA/POA may be differentiated between improved and unimproved properties. Generally, an improved property is a lot with a home built on it while an unimproved property is an undeveloped lot.
These are additional fees used to pay for community projects and enhancements such as a new club house or major improvements and renovations. Capital Improvement fees are usually an upfront, one-time fee for new homeowners and Enhancement Fees or Special assessments are generally approved by the board for a distinct period of time and are not permanent fees.
Many communities, developers and towns have a transfer fee which is charged to the seller of a property when it is sold. Also known as reconveyance fees, recovery fees, capital recovery fees, or resale fees, a private transfer fee is a charge that is required to be paid to a developer, town or HOA at closing each time a property is sold. The transfer fee is attached to the property as a covenant.
An initiation fee is billed to the buyer of a property and is usually for administrative costs.
Many communities have golf, tennis, club or social memberships available to residents. These fees pay for a multitude of amenities offers specifically by the club. Some communities require memberships while others make it optional.
Some communities with a club restaurant require a minimum food and beverage purchase.
| Community | POA Improved | POA Unimproved | Transfer/Other Fees | Last Updated | Website | Contact |
|---|---|---|---|---|---|---|
| Belfair | $21,752 annually (billed semi-annually May and Nov.) | $21,752 annually (billed semi-annually May and Nov.) + $525 annual mowing fee | $70,000 one-time initiation fee. | December 29, 2023 | www.belfair1811.com | 843-706-4604, Larry Ross, lross@belfair1811.com |
| Berkeley Hall | $25,418 annually | $25,418 annually | $80,000 one-time initiation fee. $6,935- National Golf Membership. | May 16, 2024 | https://berkeleyhallclub.com | 843-815-8423, Alex Medeiros, amadeiros@berkeleyhallclub.com |
| Callawassie | $2,621 annually plus $1,108 monthly operating dues and capital contribution and $75 monthly debt service required. | Villas are independent properties sharing a common side wall. Membership in the Heron Walk Association, at a fee of $540 per quarter, is required | $50,000 one-time initiation fee. Unlimited Golf for an additional $375/month OR Pay-as-you-Play Golf for $85 per round. $3900 Dock Lease based on availability. | October 2, 2024 | www.callawassieisland.com | 843-987-2125 |
| Colleton River | Full Membership $28,385.00 annually, Limited Lifestyle Membership $19,104.00 annually (billed semi-annually, June and Dec.) | Full Membership $28,385.00 annually, Limited Lifestyle Membership $19,104.00 annually (billed semi-annually, June and Dec.) | $90,000 one-time initiation fee. | January 5th 2024 | www.colletonriverclub.com | 843-836-4400 |
| Crescent | $2,502 annually | $2,502 annually | January 19, 2024 | http://www.thecrescent.us | 843-837-2520 | |
| Eagles Pointe | $1,580 annually, paid in quarterly installments of $395.00 per quarter . | Not applicable | $100 new owner fee. $48.00/Per Quarter for optional trash service | January 19, 2024 | eaglespointepoa.com | 843-524-2207, kathy@bundyinc.com |
| The Farm at Buckwalter | $1,014.98 annually ($507.49 semi-annually) | Not applicable. | One-time transfer fee of 2.5 % of sales price. | January 19, 2024 | https://www.imchhi.com/the-farm-at-buckwalter | 843-785-4775, ext. 201 |
| Forest Beach | Optional, $125 annually. | Optional, $125 annually. | None. | June 1, 2023 | ||
| Hampton Hall | Annual Dues: $5,597 annually, paid in monthly installments of $466.43 | Annual Dues: $5,597 annually, paid in monthly installments of $466.43 | One-time social membership fee of $23,000. One-time capital fund contribution fee of $1,400. | January 2, 2024 | https://www.hamptonhallclubsc.com/ | (843) 815-8730 |
| Hampton Lake | $4,602.31 annually | $4,602.31 annually | One-time capital contribution fee of 0.5% of the unit's gross selling price. $150 Admin Fee per transaction. Please note, Hampton Lake has 3 separate areas Prices may very based on community area. Transfer Fee-$2,750 | January 19, 2024 | https://hamptonlake.com/ | (843) 836-7463 |
| The Haven at New Riverside | $2,880 annually at $240 per month | Not applicable. | One-time transfer fee of 1/3 of 1% on sale price of re-sales, or $1000 one-time transfer fee for new homes. | January 19, 2024 | http://www.thehavennow.com/ | 843-706-0680 |
| Hilton Head Lakes | $1965 annually + monthly irrigation fee | $1965 annually | $286.66 one-time fee for Capital Reserve Fund - Paid at closing | May 16, 2024 | https://www.hiltonheadlakes.com/ | 843-784-5253 |
| Hilton Head Plantation | $1,261 annually | $757 annually | One-time transfer fee of 1/4 of 1% of sale price with a cap at 6288.40 | January 12, 2024 | www.hiltonheadplantation.com | (843) 681-8800 |
| Indigo Run | Golden Bear: $2416; The Golf Club: $2616; Broad Pointe: $3810; River Club: $3907. | Golden Bear: $2053; The Golf Club: $2453; Broad Pointe: $3447; River Club: $3544 | One-time initiation/transfer fee is $5082 for Homes and $4356 for Lots River Club $2982 | January 19, 2024 | http://www.indigoruncoa.org | |
| Island West | $1,661 annually | Not applicable | One-time transfer fee of 1/4 of 1% of sales price, paid to POA by seller. | October 5, 2023 | http://islandwesthoa.com | 843-785-4775, ext. 201 |
| Lawton Station | $1,404 annually ($351 quarterly) | Not applicable | $250 one-time working capital fee | May 16, 2024 | https://villageparkhomes.com | 843-706-9550 |
| Leamington | $3,232 annually (Villas $923 Annually-no transfer fee ) | $3,232 annually | Residential Enhancement Fee - ½ of 1%, of purchase price, maximum $10,600 | July 5, 2023 | https://www.leamingtonpoa.org/ | 843-785-3275 |
| Long Cove | $17,434 annually The annual dues allows property owners unlimited use of the community amenities and includes traditional HOA/POA type fees. | $17,434 annually The annual dues allows property owners unlimited use of the community amenities and includes traditional HOA/POA type fees. | $50,000 one-time initiation fee | February 26, 2024 | https://longcoveclub.com/ | (843) 686-1070 |
| Mill Creek at Cypress Ridge | Single Family Homes: $1,392 annually OR $116/month; Townhomes: $2520 annually OR $210/month. New Townhomes: $2820 annually OR $235/month. Townhome fee Includes landscaping and yearly power washing. | Not applicable | $1500 Working Capital Fee + $50 Transfer Fee | May 14, 2024 | https://www.fsresidential.com | 1-800-770-0010 |
| Moss Creek | $7,512-annually or $626 per month | $6,228 annually or $519 per month | $30,000 Membership Certificate/initiation fee. Optional $1,500 activity fee or pay per activity | January 10, 2024 | mosscreek@mosscreek-hiltonhead.com | 843-836-6116 |
| Oldfield | $11,472 and billed quarterly | $11,472 and billed quarterly | Club & Association Initiation Fee $34,000 Additional Golf Membership, $16,000 initiation fee and monthly dues at $585 (annually $7,020) Young Executive Golf rates are available. | April 18, 2024 | http://oldfield1732.com | 843-645-4600 |
| Palmetto Bluff | $14,244 annually | $40,000 one-time initiation fee plus working capital of 1/4 annual trust fee plus 3/4% or 1% of sales price. | May 16, 2024 | https://www.palmettobluff.com/ | 800.501.7405 | |
| Palmetto Dunes | $1,900 annually | $1,900 annually | Community Enhancement Fee: 1/2 of 1% of sales price plus $200 transfer fee from seller | February 16, 2024 | https://pdpoa.org/ | 843-785-1109 |
| Palmetto Hall | $1,980 annually, plus social or golf membership is required for an additional Fee. | $1,485 annually, plus social or golf membership is required for an additional Fee | $3500 Capital Reserve Fee (CRF) for homes and two payments of $1750 for lots, one as a down payment for lot and one when home construction commences. | January 22, 2024 | http://www.palmettohallhhi.com/ | 843-682-4182 |
| Port Royal | $2,060 annually + annual beach house assessment | $1,751 annually | Transfer fee: 1/2 of 1% of sales price | January 23, 2024 | http://www.portroyalplantation.net/ | 843-681-5114 |
| Riverton Pointe | $900 initial fee, then $178 per month. | $900 initial fee, then $178 per month. | Social fee $4000, then $200 per month, Golf fee $5500, then $550 per month. | January 16, 2024 | https://www.imchhi.com/hampton-pointe-poa | 843-815-2567 |
| Rose Dhu Creek | $1,850 annually | $1,850 annually (Non-Equestrian), $2,500 annually (Equestrian) | $3,500 Transfer Fee | July 5, 2023 | http://rosedhucreekplantation.com | trustee1@rosedhucreekplantation.com |
| Rose Hill | $2800 annually (Payable Quarterly - $700 each) | $1,864 annually (Payable Quarterly-$466 each) | $3750 Transfer fee, plus $200 administrative fee for resales Community Enhancement Fee - $1500 | January 24, 2024 | http://rosehillplantation.net/ | 843-757-2450 |
| Sea Pines | $1,957 annually | $1,169 annually | No Transfer Fee. Please note that some subdivisions of Sea Pines may have additional fees for private amenities, maintenance, etc. | January 24, 2024 | https://www.seapinesliving.com | 843-671-1343 |
| Shell Hall | $1,756 annually | Not applicable | $3,500 Transfer fee; $400 capital contribution for new developer homes | January 24, 2024 | https://www.sentrymgt.com/offices/bluffton/ | 843-605-4244 |
| Shelter Cove | $1,354 annually | Not applicable | 1/2 of 1% of Sales Price Transfer Fee & $200 Processing Fee for each sale; Most individual Villa Communities have additional regime fees. | January 25, 2024 | https://pdpoa.org/ | |
| Shipyard | $1120 annually | $1120 annually | Enhancement Fee is 1/2 of 1% of sales price to be paid by Seller | January 25, 2024 | www.shipyardhhi.com | 843-785-3383 |
| Spanish Wells | $2,200 annually | $1,425 annually | None | May 16, 2024 | www.spanishwellsplantation.com | 843-686-4052 |
| Sun City | $2,592 base annually ($648/quarter), Note annual neighborhood assessment may apply. Some neighborhoods may also charge for required landscaping maintenance. Sun City North: $3,297/year with dues billed quarterly at $274.75/month. (Sun City North Location Includes Lawn Maintenance) | Not applicable to Sun City proper. See Riverbend for unimproved POA fees in that Sun City community. | 2/3 of 1% of the selling price. - New Member Fee - resales only, $3,500 Community Enhancement fee resale - resales only, $300 Administrative Transfer Fee | January 25, 2024 | https://www.suncityhiltonhead.org | 843-705-4000 |
| University Park | $1,500 annually, paid in monthly installments of $125. | Not applicable | 1/2 of 1% of sales price | January 25, 2024 | https://www.imchhi.com/university-park | 843-605-4244 |
| Westbury Park | $1764 annually, or pay quarterly installments of $441 | Not applicable | 1/2 of 1% of sales price | January 25, 2024 | https://www.imchhi.com/westbury-park-ra | 843-785-4775, ext. 201 |
| Wexford | The Regular Assessments Total of $20,560 payable quarterly at $5,140* provides property owners all-inclusive use of the community amenities.)...See Schedule of Fees | $20,560 annually paid quarterly at $5,140.00 | Initiation fee of $50,000 for homes, $25,000 for lots. Food and beverage minimum for all properies is $1,350 annually. | January 25, 2024 | https://www.wexfordplantation.com | (843) 686-8810 |
| Windmill Harbour | $3,056 annually. $764.00 per quarter | $1,528 annually. Annual vacant lot maintenance fee is $364. | Boat-slips are $764 annually. Additional fees may apply | January 25, 2024 | https://windmillharbour.org/ | 843-785-4775 |
| Paddocks on Jarvis Creek | $1,725 annually. | $2,150 annually | Transfer fee of $1,000 for Capital Reserve | May 16, 2024 | Managed by GW Services, Inc. | 843-686-4052 |
| Riverbend | $2,352/annually (same as Sun City), $588/quarterly. Annual neighborhood assessment may also apply. | $2,352 annually, plus annual neighborhood assessment may apply. Some neigborhoods may also charge for required landscaping maintenance. | 1/3 of 1% of sales price - New Member Fee - resales only, $1,500 Community Enhancement fee - resales only, $300 Administrative Transfer Fee | February 16, 2024 | https://www.suncityhiltonhead.org | 843-705-4000 |
| Hilton Head Harbour RV Resort | $2,580 annually/$645 Quarterly | $2,580 annually/$645 Quarterly | None | February 16, 2024 | 843-785-4018 | |
| Hilton Head Island MotorCoach Resort | $3400 annually assessed at $850/qtr. | $3400 annually assessed at $850/qtr. | 1000 transfer fee + $125 waiver fee | January 25, 2024 | http://www.hhimotorcoachresort.com/ | 843-422-6068 - Jim Skillet (sp?) |
| Melrose | $1,000 annually | $800 annually | Improved lots include trash pickup at the property. | February 16, 2024 | Todd Norris - POA Treasurer | 703-623-9008 |
| Haig Point Club | $18,861 annually. $4,715.25 quarterly. | See Documents for Fee Schedules | $50,000 one-time initiation fee | January 25, 2024 | https://haigpoint.com/ | Maria Sawyer |
| Bloody Point | $1,380 annually | $1,150 annually | February 16, 2024 | Rich Silver, Treasurer | rasilver47@gmail.com | |
| Woodbridge | $700 annually | NA | No Transfer Fee | January 25, 2024 | ||
| Southern Oaks at New Riverside | $820 annually Single Family, $2,221.56 annually Townhomes | NA | 1x quarterly POA | January 25, 2024 | GW Services: chelsea@wgserviceshhi.com | 843-686-4052 |
| Bluffton Park | $761 annually Cottages, $695 annually, Townhomes $1517.52 annually at 126.46 monthly | NA | 2 x Regime + Admin Fee | January 25, 2024 | Association Manager: Dave Lewellen | 843-785-4775 ext. 207 |
| Edgefield | $650 annually | NA | Transfer fee-1/4 of 1% | January 26, 2024 | Association Manager: Tasha Ard, | 843-785-4775 ext. 204 |
| The Heritage at New Riverside | $1080 annually | NA | Transfer Fee- $750 Capital Contribution, 1/4 of 1% of sales price | February 13, 2024 | Superior Mang. Joy Smith | 843-800-8945 |
| The Villages at Palmetto Pointe | $730 annually/ $365 billed bi-annually | NA | No Transfer Fee | January 25, 2024 | Atlantic States Management, lborn@atlanticstatesmanagement.com | 843-837-2520 |
| Parkside at Baynard Park | $1440 annually | NA | .5 of 1% of total purchase price | January 25, 2024 | Atlantic States Management-Judy Mason | 843-368-1950 |
| Baynard Park | $1780 annually/$445 quarterly | NA | Admin. Processing Fee-.5 of 1% | February 13, 2024 | Atlantic States Management-Judy Mason | 843-368-1950 |
| Lake Linden | $660 annually | NA | No Transfer Fee | January 25, 2024 | Atlantic States Management - Wendy Tillman | 843-837-2520, ext. 2003 |
| Fern Lakes | $1264 annually | NA | road assement $200 year until 3/2023. No transfer fee | January 25, 2024 | Association Manager: Stacie Jacobs | (843)785-4775 ext. 202 |
| Palmetto Pointe Townes | $1,038 annually single family, $3,324 annually Townhomes | NA | Transfer Fee-$300 | January 25, 2024 | Association Manager: Dave Lewellen, | 843-785-4775 ext. 207 |
| Alston Park | $1342 annually/$111.83 monthly | NA | Transfer Fee-1x quarterly dues | January 25, 2024 | GW Services-Sarah | 843-686-4055 |
| Hidden Lakes | $904 annually/$226 quarterly | NA | 1/2 of 1% of sales price | January 25, 2024 | Association Services,Inc. Heather Houck, hhouck@asihhi.com | 843-785-7070 |
| Pine Ridge | $540 annually/$135 Quarterly | NA | Transfer Fee-1/4 of 1% of the sales price | February 13, 2024 | Bundy Appraisal & Management,Kathy Bundy, kbundy@bundyinc.com | 843-524-2207 |
| Sandy Pointe | $840 annually | NA | No Transfer Fee | February 16, 2024 | Association Manager: Tasha Ard, | (843)785-4775 ext. 204 |
| May River Preserve | $2200 annually | NA | Road assessment $1,400 due in June 2021 | October 5, 2023 | Sentry Management, Karen MacMillan, kmacmillan@sentrymgt.com | 843-785-4775 ext. 207 |
| Windtree | No POA | NA | No Transfer Fee | February 16, 2024 | ||
| Victoria Bluff | $1000 annually | NA | 1x Qtr Assessment | February 16, 2024 | Atlantic States Management-Judy Mason, jmason@atlanticstatesmanagement.com | 843-837-2520 |
| The Gatherings | No POA Fee | NA | Transfer Fee-1/4 of 1% of sales price | February 16, 2024 | High Tide Associates- Doug Skelly, dnskelly@aol.com | 843-681-6164 |
| Pine Forest Village | $786 annually | NA | No Transfer Fee | February 16, 2024 | Sentry Management, Laura Vreeland, lvreeland@sentrymgt.com | |
| Brighton Oaks | $788 annually | NA | No Transfer Fee | February 16, 2024 | IMC Resort Services, Jessica Powell,jpowell@imchhi.com | (843) 785-4775 |
| Pinecrest | $900 annually | NA | 1/2 of 1% of sales price | January 25, 2024 | Association Manager: Tasha Ard, | (843)785-4775 ext. 204 |
| Traditions at Old Carolina | $1165 annually | NA | 1/4 of 1% of sale price | January 25, 2024 | Sentry Mangement - Laura Vreeland, lvreeland@sentrymgt.com | 843-605-4244 |
| Stock Farm | $630 annually | NA | No Transfer Fee | February 16, 2024 | Stock Farm Management-Emmett McCracken | 843-757-8046 |
| Bartons Run | $1,600 annually | NA | 1x Quarterly POA fee | February 16, 2024 | Sentry Mangement - Laura Vreeland, lvreeland@sentrymgt.com | 843-605-4244 |
| Seagrass Station | $980 annually | NA | 2x Monthly Assessment. This does provide access to al of Seagrass Station Amenities.-$25 Admin Fee. | January 25, 2024 | AAM, LLC | 864.341.8001 |
| Gascoigne Bluff | $2000 annually | NA | No Transfer Fee | February 16, 2024 | Gascoigne Bluff Homeowners Association | |
| Meadows at New Riverside | $565.80 annually | NA | No Transfer Fee | February 16, 2024 | The Meadows At New Riverside POA | 843-706-3003 |
| Wellstone at Bluffton | $1,620 annually/ $135 billed montly | NA | Transfer Fee-$500.00 | February 16, 2024 | Atlantic States Management, Judy Mason, jmason@atlanticstatesmanagement.com | 843-837-2520 |
| The Colony at The Cresent | $2295 annually | NA | Regime Fee is $500.19/mth includes NIC | January 25, 2024 | Atlantic States Management-Wendy, wtillman@atlanticstatesmanagement.com | 843-837-2520 |
| Latitude at MARGARITAVILLE | Latitude Singlefam $3,584.64, Latitude Vill Hm $4,141.20, Conch Cottage $3,836.76 | NA | 1/6th of Annual POA | January 25, 2024 | Latitude at Hilton Head Association Barbara Majorelle | 843-208-2296 |
| The Villas at Old South | No POA Fee | NA | 1/4 OF 1% TRANSFER FEE PAID BY THE BUYER AND A ONE TIME $300 ADMINISTRATIVE Fee | January 25, 2024 | Schaeffer Properties-Mark | 843-505-1422 |
| University Place | $500 Single Family Homes, $1680 Townhomes | N/A | None | January 25, 2024 | Bundy Appraisal & Management, Inc. | 843-524-2207 |
| Victoria Square | $130.20 Monthly | NA | 1x Quarterly Dues | February 16, 2024 | Atlantic States Management, hpratt@atlanticstatesmanagement.com | 843-785-3278 |
| Abbey Glen | No POA Fee | NA | Transfer Fee: 2x Monthly Regime-Reg Fee Per Owner: $412.27 | February 16, 2024 | Terranova Group | 864-232-0406 |
| Allenwood | Allenwood $1185, Allenwood Town House $1584 | Allenwood Land $288 | Transfer Fee-.25 of 1% | January 25, 2024 | Paul Thornton, allenwoodhoa@icloud.com | 843-686-7401 |
| Carolina Isles | $1300 annually | NA | Town of HHI - .25 of 1% of purchase price or $1000 | January 25, 2024 | IMC Services- Jennifer Meisel | 843-785-4775 |
| Four Seasons at Carolina Oaks | $2520 annually at $210 per month | N/A | $1,000 Capital Contribution plus $400, Resales: 1/3% Transfer fees | January 25, 2024 | K. Hovanian's Four Seasons at Carolina Oaks https://www.khov.com/find-new-homes/south-carolina/bluffton/29909/four-seasons/k-hovnanians-four-seasons-at-carolina-oaks | (888) 575-0440 |
| Folly Field | Optional, $125 annually | Optional, $125 annually | None | October 5, 2023 | ||
| Ashton Cove | $1300 annually | NA | Transfer Fee .25 of 1% of purchase price | January 25, 2024 | IMC Resort Services, Savannah Hartzog, savannah@imchhi.com | 843-785-4775 |
| Spring Island | $7576 anually | $22,340 Clubhouse fees and $150,000 Initiation fee. $500 Capital fee. 1% Trust fee for improved lots, 1.5% homesites. | May 13, 2024 | http://www.springisland.com/ | 843-987-2002 | |
| INFORMATION NOT GUARANTEED & ALL FEES AND FACTS SUBJECT TO VERIFICATION |
*Please note that while information is deemed reliable, accuracy is not guaranteed and all information needs to be verified by third parties. Listed feed may not include all Fees associated with a Community and home ownership.