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 | $22,916 annually (billed semi-annually May and Nov.) | $22,916 annually (billed semi-annually May and Nov.) + $525 annual mowing fee | $100,000 one-time initiation fee. | February 25, 2025 | www.belfair1811.com | 843-706-4604, Larry Ross, lross@belfair1811.com |
| Berkeley Hall | $25,418 annually | $25,418 annually | $90,000 one-time initiation fee. $6,935- National Golf Membership. | February 25, 2025 | https://berkeleyhallclub.com | 843-815-8423, Alex Medeiros, amadeiros@berkeleyhallclub.com |
| Callawassie | $2,863 annually plus $1,280 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 $416/month OR Pay-as-you-Play Golf for $105 per round. $3900 Dock Lease based on availability. | February 25, 2025 | www.callawassieisland.com | 843-987-2125 |
| Colleton River | Full Membership $30,466.00 annually, Limited Lifestyle Membership $19,104.00 annually (billed semi-annually, June and Dec.) | Full Membership $30,466.00 annually, Limited Lifestyle Membership $19,104.00 annually (billed semi-annually, June and Dec.) | $125,000 one-time initiation fee. | February 25, 2025 | www.colletonriverclub.com | 843-836-4400 |
| Crescent | $2,727 annually | $2,727 annually | February 25, 2025 | http://www.thecrescent.us | 843-837-2520 | |
| Eagles Pointe | $1,508 annually, paid in quarterly installments of $377.00 per quarter . | Not applicable | $100 new owner fee. $48.00/Per Quarter for optional trash service | February 25, 2025 | 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: $5,970 annually, paid in monthly installments of $497.50 | Annual Dues: $5,970 annually, paid in monthly installments of $497.50 | One-time social membership fee of $23,000. One-time capital fund contribution fee of $1,400. | February 25, 2025 | 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 | $3,048 annually at $254 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. | February 25, 2025 | http://www.thehavennow.com/ | 843-706-0680 |
| Hilton Head Lakes | $1965 annually + $180 monthly irrigation fee | $1965 annually | $286.66 one-time fee for Capital Reserve Fund - Paid at closing | February 25, 2025 | https://www.hiltonheadlakes.com/ | 843-784-5253 |
| Hilton Head Plantation | $1,328 annually | $797 annually | One-time transfer fee of 1/4 of 1% of sale price with a cap at $10,921 | February 25, 2025 | 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 | $3,465 annually (Villas $990 Annually-no transfer fee ) | $3,465 annually | Residential Enhancement Fee - 3/4 of 1%, of purchase price | February 26, 2025 | https://www.leamingtonpoa.org/ | 843-785-3275 |
| Long Cove | $19,515 annually The annual dues allows property owners unlimited use of the community amenities and includes traditional HOA/POA type fees. | $19,515 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, 2025 | https://longcoveclub.com/ | (843) 686-1070 |
| Mill Creek at Cypress Ridge | Single Family Homes: $1,585.44 annually OR $132.12/month; Townhomes: $2520 annually OR $210/month. New Townhomes: $2801.28 annually OR $233.44/month. Townhome fee Includes landscaping and yearly power washing. | Not applicable | $1500 Working Capital Fee + $50 Transfer Fee | February 26, 2025 | https://www.fsresidential.com | 1-800-770-0010 |
| Moss Creek | $8,112-annually or $676 per month | $6,726 annually or $560.50 per month | $40,000 Membership Certificate/initiation fee. Optional $1,500 activity fee or pay per activity | February 26, 2025 | mosscreek@mosscreek-hiltonhead.com | 843-836-6116 |
| Oldfield | $12,593.80 and billed quarterly | $12,593.80 and billed quarterly | Club & Association Initiation Fee $41,500 Additional Golf Membership, $18,500 initiation fee and monthly dues at $585 (annually $7,020) Young Executive Golf rates are available. | February 26, 2025 | http://oldfield1732.com | 843-645-4600 |
| Palmetto Bluff | $5,315 annually | $40,000 one-time initiation fee plus working capital of 1/4 annual trust fee plus 3/4% or 1% of sales price. Optional Club fee: $8,745; Initiation Fee will be $50,000 starting April 2025. | February 26, 2025 | 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 | $2,080 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 | $3000 Capital Reserve Fee (CRF) for homes and two payments of $1500 for lots, one as a down payment for lot and one when home construction commences. | February 26, 2025 | http://www.palmettohallhhi.com/ | 843-682-4182 |
| Port Royal | $2,180 annually + annual beach house assessment | $1,700 annually | Transfer fee: 1/2 of 1% of sales price | February 26, 2025 | http://www.portroyalplantation.net/ | 843-681-5114 |
| Riverton Pointe | $900 initial fee, then $183 per month. | $900 initial fee, then $183 per month. | Social fee $4000, then $220 per month, Golf fee $5500, then $580 per month. | February 26, 2025 | https://www.imchhi.com/hampton-pointe-poa | 843-815-2567 |
| Rose Dhu Creek | $2,100 annually | $2,100 annually | $5,000 Transfer Fee | February 26, 2025 | http://rosedhucreekplantation.com | trustee1@rosedhucreekplantation.com |
| Rose Hill | $2800 annually (Payable Quarterly - $700 each) | $1,864 annually (Payable Quarterly-$466 each) | $4200 Transfer fee, plus $300 administrative fee for resales Community Enhancement Fee - $1654 | February 26, 2025 | http://rosehillplantation.net/ | 843-757-2450 |
| Sea Pines | $2,005 annually | $1,197 annually | No Transfer Fee. Please note that some subdivisions of Sea Pines may have additional fees for private amenities, maintenance, etc. | February 26, 2025 | https://www.seapinesliving.com | 843-671-1343 |
| Shell Hall | $1,928 annually | Not applicable | $3,500 Transfer fee; $400 capital contribution for new developer homes | February 26, 2025 | 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 | $1165 annually | $1165 annually | Enhancement Fee is 1/2 of 1% of sales price to be paid by Seller | February 26, 2025 | 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 | $2,688 base annually ($672/quarter), Note annual neighborhood assessment may apply. Some neighborhoods may also charge for required landscaping maintenance. Sun City West: $3,540/year with dues billed quarterly at $295/month. (Sun City North Location Includes Lawn Maintenance) Sun City West Duets: $4,536 | 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 | February 26, 2025 | https://www.suncityhiltonhead.org | 843-705-4000 |
| University Park | $1,560 annually, paid in monthly installments of $125. | Not applicable | 1/2 of 1% of sales price | February 26, 2025 | 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 $22,004 payable quarterly at $5,501* provides property owners all-inclusive use of the community amenities.)...See Schedule of Fees | $22,004 annually paid quarterly at $5,001.00 | Initiation fee of $70,000 for homes, $35,000 for lots. Food and beverage minimum for all properies is $1,350 annually. | February 26, 2025 | https://www.wexfordplantation.com | (843) 686-8810 |
| Windmill Harbour | $3,152 annually. $788.00 per quarter | $1,528 annually. Annual vacant lot maintenance fee is $364. | Boat-slips are $764 annually. Additional fees may apply | February 26, 2025 | 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 | $2,592/annually, $588/quarterly. Annual neighborhood assessment may also apply. | $2,592 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, $1,250 Community Enhancement fee - resales only, $300 Administrative Transfer Fee | February 26, 2025 | https://www.suncityhiltonhead.org | 843-705-4000 |
| Hilton Head Harbour RV Resort | $3,516 annually/$879 Quarterly | $3,516 annually/$879 Quarterly | None | February 26, 2025 | 843-785-4018 | |
| Hilton Head Island MotorCoach Resort | $3500 annually assessed at $875/qtr. | $3500 annually assessed at $875/qtr. | 1000 transfer fee + $125 waiver fee | February 26, 2025 | http://www.hhimotorcoachresort.com/ | 843-422-6068 - Jim Skillet (sp?) |
| Haig Point Club | $18,861 annually. $4,715.25 quarterly. | See Documents for Fee Schedules | $65,000 one-time initiation fee | February 26, 2025 | https://haigpoint.com/ | Maria Sawyer |
| Woodbridge | $700 annually | NA | No Transfer Fee | January 25, 2024 | ||
| Southern Oaks at New Riverside | $902 annually Single Family, $2,221.56 annually Townhomes | NA | 1x quarterly POA | February 26, 2025 | GW Services: chelsea@wgserviceshhi.com | 843-686-4052 |
| Bluffton Park | $800 annually Cottages, $800 annually, Townhomes $1668 annually at $139 monthly | NA | 2 x Regime + Admin Fee | February 26, 2025 | Association Manager: Dave Lewellen | 843-785-4775 ext. 207 |
| Edgefield | $600 annually | NA | Transfer fee-1/4 of 1% | February 26, 2025 | 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 | $750 annually/ $375 billed bi-annually | NA | No Transfer Fee | February 26, 2025 | 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 | $1840 annually/$460 quarterly | NA | Admin. Processing Fee-.5 of 1% | February 26, 2025 | Atlantic States Management-Judy Mason | 843-368-1950 |
| Lake Linden | $680 annually | NA | No Transfer Fee | February 26, 2025 | 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 | $996 annually/$249 quarterly | NA | 1/2 of 1% of sales price | February 26, 2025 | 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 | Transfer fee: Community Enhancement Fee of 0.75% of gross selling price. | February 26, 2025 | Sentry Management, Karen MacMillan, kmacmillan@sentrymgt.com | 843-785-4775 ext. 207 |
| 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 | $2725 annually | NA | Regime Fee is $500.19/mth includes NIC | February 26, 2025 | Atlantic States Management-Wendy, wtillman@atlanticstatesmanagement.com | 843-837-2520 |
| Latitude at MARGARITAVILLE | Latitude Singlefam $3,873.60, Latitude Vill Hm $4,419.00, Conch Cottage $4,132.80 | NA | 1/6th of Annual POA | February 26, 2025 | 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 | $800 Single Family Homes, $1680 Townhomes | N/A | None | February 26, 2025 | 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 | $2880 annually at $240 per month | N/A | $1,000 Capital Contribution plus $400, Resales: 1/3% Transfer fees | February 26, 2025 | 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 | $7698 anually | $24,150 Clubhouse fees and $150,000 Initiation fee. $500 Capital fee. 1% Trust fee for improved lots, 1.5% homesites. | February 26, 2025 | 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.