Hilton Head Island, Bluffton, & The Surrounding SC Lowcountry

Community Fees

Hilton Head POA HOA FeesMany 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:

  • HOA (or POA) Fees:  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.
  • Capital Improvement Fees, Enhancement Fees and Special Assessments:  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.
  • Transfer 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.
  • Initiation/Administrative Fees:  An initiation fee is billed to the buyer of a property and is usually for administrative costs.
  • Membership Fees:  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.
  • Minimum Food and Beverage:  Some communities with a club restaurant require a minimum food and beverage purchase.


Below is a list of most Community HOA/POA Fees along with any transfer and initiation fees*:

[notification type=”alert-warning” close=”false” ]MOBILE VIEWERS:  Please turn phone in landscape mode (sideways) to view table below.[/notification]
CommunityPOA ImprovedPOA UnimprovedTransfer/Other FeesLast Updated
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
Berkeley Hall$24,230 annually$24,230 annually$65,000 one-time initiation fee. $6,935- National Golf Membership.October 5, 2023
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 $395/month OR Pay-as-you-Play Golf for $95 per round. $3900 Dock Lease based on availability.January 18, 2024
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
Crescent$2,502 annually $2,502 annually January 19, 2024
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 serviceJanuary 19, 2024
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
Forest BeachOptional, $125 annually.Optional, $125 annually.None.June 1, 2023
Folly FieldOptional, $125 annuallyOptional, $125 annuallyNone.October 5, 2023
Hampton Hall$5,597 annually, paid in monthly installments of $466.43One-time social membership fee of $23,000. One-time capital fund contribution fee of $1,400. January 2, 2024
Hampton Lake$4,602.31 annually$4,602.31 annuallyOne-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. January 19, 2024
The Haven at New Riverside$2,880 annually at $240 per monthNot 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
Hilton Head Lakes$1872 annually + monthly irrigation fee$1,872 annnually$286.66 one-time fee for Capital Reserve Fund - Paid at closingOctober 5, 2023
Hilton Head Plantation$1,261 annually$757 annuallyOne-time transfer fee of 1/4 of 1% of sale price with a cap at 6288.40January 12, 2024
Indigo RunGolden Bear: $2416; The Golf Club: $2616; Broad Pointe: $3810; River Club: $3907. Golden Bear: $2053; The Golf Club: $2453; Broad Pointe: $3447; River Club: $3544One-time initiation/transfer fee is $5082 for Homes and $4356 for Lots
River Club $2982
January 19, 2024
Island West$1,661 annuallyNot applicableOne-time transfer fee of 1/4 of 1% of sales price, paid to POA by seller.October 5, 2023
Lawton Station$1,004 annuallyNot applicable$290 one-time working capital feeOctober 5, 2023
Leamington $3,232 annually (Villas $923 Annually-no transfer fee )$3,232 annuallyResidential Enhancement Fee - ½ of 1%, of
purchase price, maximum $10,600
July 5, 2023
Long Cove$17,434 annually$17,434 annually$50,000 one-time initiation fee starting October 23, 2023December 18, 2023
Mill Creek at Cypress RidgeSingle Family Homes: $1,392 annually OR $116/month; Townhomes: $2628 annually OR $219/month. New Townhomes: $2820 annually OR $235/month. Townhome fee Includes landscaping and yearly power washing. Not applicableOne-time transfer fee of 1/2 of 1% of sales price.January 22, 2024
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
Oldfield$10,744 billed quarterly$10,744 billed quarterlyClub & Association Initiation Fee $50,000

Additional Golf Membership, $10,000 initiation fee and monthly dues at $585 (annually $7,020) Young Executive Golf rates are available.
November 7, 2023
Palmetto Bluff$12,073.13 annually$875 working capital. Transfer fee of 1% for unimproved and 3/4 of 1% for improved.October 5, 2023
Palmetto Dunes$1,900 annually+ $98 Storm Reserve Assesment $1,900 annually+ $98 Storm Reserve AssesmentCommunity Enhancement Fee: 1/2 of 1% of sales price plus $200 transfer fee from sellerFebruary 16, 2023
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 $1500 for lots, one as a down payment and one when home construction commences.January 22, 2024
Port Royal$2,060 annually + annual beach house assessment$1,751 annuallyTransfer fee: 1/2 of 1% of sales priceJanuary 23, 2024
Riverton Pointe$900 initial fee, then $178 per month$900 initial fee, then $178 per monthSocial fee $4000, then $200 per month, Golf fee $5500, then $550 per month.January 16, 2024
Rose Dhu Creek$1,850 annually$1,850 annually$3500 Transfer FeeJuly 5, 2023
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
Sea Pines $1,957 annually$1,169 annuallyNo Transfer Fee. Please note that some subdivisions of Sea Pines may have additional fees for private amenities, maintenance, etc. January 24, 2024
Shell Hall$1,756 annuallyNot applicable$3500 Initiation fee; $400 capital contribution for new developer homesJanuary 24, 2024
Shelter Cove$1,354 annuallyNot applicable1/2 of 1% of Sales Price Transfer Fee & $200 Processing Fee for each sale; Most individual Villa Communities have additional regime fees.January 25, 2024
Shipyard$1120 annually$1120 annuallyEnhancement Fee is 1/2 of 1% of sales price to be paid by SellerJanuary 25, 2024
Spanish Wells$2,000 annually$1,285 annuallyNoneOctober 5, 2023
Spring Island$26,071 annually$18,716 Clubhouse fees and $7,355 Maintenance FeesOctober 5, 2023
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 FeeJanuary 25, 2024
University Park$1,500 annually, paid in monthly installments of $125.Not applicable1/2 of sales priceJanuary 25, 2024
Westbury Park$1764 annually, or pay quarterly installments of $441Not applicable1/2 of sales priceJanuary 25, 2024
WexfordThe 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 $5,140.00Initiation fee of $50,000 for homes, $25,000 for lots. Food and beverage minimum for all properies is $1,350 annually.January 25, 2024
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 applyJanuary 25, 2024
Paddocks on Jarvis Creek$1,675 annually.$1,925 annuallyTransfer fee of $1,000 for Capital ReserveJune 5, 2023
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, $1250 Community Enhancement fee - resales only, $200 Administrative Transfer FeeFebruary 2022
Hilton Head Harbour RV Resort$2,580 annually/$645 Quarterly$2,580 annually/$645 QuarterlyNoneAugust 9, 2022
Hilton Head Island MotorCoach Resort
$850 Quarterly$850 Quarterly$1000 Transfer Fee + $125 waiver feeJanuary 25, 2024
Melrose$1000 annually$800 annuallyImproved lots include trash pickup at the property.February 5. 2022
Haig Point Club$18,861 annually. $4,715.25 quarterly. See Documents for Fee Schedules$50,000 one-time initiation fee January 25, 2024
Bloody Point$1380 annually$1,150 annuallyFebruary 5, 2022
Four Seasons at Carolina Oaks$2520 Annually at $210 per monthN/A$1,000 Capital Contribution plus $400, Resales: 1/3% Transfer feesJanuary 24, 2024
[notification type=”alert-warning” close=”false” ]*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.[/notification] [printfriendly]