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 | $20,588 annually (billed semi-annually May and Nov.) | $20,588 annually (billed semi-annually May and Nov.) + $500 annual mowing fee | $70,000 one-time initiation fee. (Starting July 1st) | February 9, 2023 | www.belfair1811.com | 843-706-4604, Larry Ross, lross@belfair1811.com |
| Berkeley Hall | $24,320 annually | $24,320 annually plus $1,807 Capital Contribution | $65,000 one-time initiation fee. $6,935- National Golf Membership. | February 9, 2023 | https://berkeleyhallclub.com | 843-815-8423, Alex Medeiros, amadeiros@berkeleyhallclub.com |
| Callawassie | $2,418 annually plus $931 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 $480 per quarter, is required | $35,000 one-time initiation fee. Unlimited Golf for an additional $330/month OR Pay-as-you-Play Golf for $70 per round. $3500 Dock Lease based on availability. Initiation Fee will increase to $50,000 in October. | July 5, 2023 | www.callawassieisland.com | 843-987-2125 |
| Colleton River | Full Membership $27,125.00 annually, Limited Lifestyle Membership $18,264.00 annually (billed semi-annually, June and Dec.) | Full Membership $27,125.00 annually, Limited Lifestyle Membership $18,264.00 annually (billed semi-annually, June and Dec.) | $90,000 one-time initiation fee. | January 16th 2023 | www.colletonriverclub.com | 843-836-4400 |
| Crescent | $2,295 annually | $2,295 annually | July 5, 2023 | 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 | July 5, 2023 | eaglespointepoa.com | 843-524-2207, kathy@bundyinc.com |
| The Farm at Buckwalter | $988.71 annually ($494.36 semi-annually) | Not applicable. | One-time transfer fee of 2.5 % of sales price. | July 5, 2023 | 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 | $5,098 annually, paid in monthly installments of $424.80 | One-time social membership fee of $23,000. One-time capital fund contribution fee of $1,275. | January 4, 2023 | https://www.hamptonhallclubsc.com/ | (843) 815-8730 | |
| Hampton Lake | $4,222 annually | $4,222 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 | April 24, 2023 | https://hamptonlake.com/ | (843) 836-7463 |
| The Haven at New Riverside | $2,616 annually at $218 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. | May 25, 2023 | http://www.thehavennow.com/ | (866) 932-2463 |
| Hilton Head Lakes | $2440 annually | $1720 annually | $286.66 one-time fee for Capital Reserve Fund - Paid at closing | November 9, 2022 | https://www.hiltonheadlakes.com/ | 843-784-5253 |
| Hilton Head Plantation | $1,286 annually | $728 annually | One-time transfer fee of 1/4 of 1% of sale price with a cap at 6288.40 | February 16, 2023 | www.hiltonheadplantation.com | (843) 681-8800 |
| Indigo Run | Golden Bear: $2281; The Golf Club: $2281; Broad Pointe: $3675; River Club: $3719. | Golden Bear: $1820; The Golf Club: $2220; Broad Pointe: $3167; River Club: $3070 | One-time initiation/transfer fee is $4,336 for Homes and $3,722 for Lots | February 9, 2023 | http://www.indigoruncoa.org | |
| Island West | $1,510 annually | Not applicable | One-time transfer fee of 1/4 of 1% of sales price, paid to POA by seller. | August 8, 2022 | http://islandwesthoa.com | 843-785-4775, ext. 201 |
| Lawton Station | $1,276 annually ($319 quarterly) | Not applicable | $290 one-time working capital fee | August 8, 2022 | 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 | $16,458 annually | $16,458 annually | $50,000 one-time initiation fee starting October 23, 2023 | August 30, 2023 | 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 | One-time transfer fee of 1/2 of 1% of sales price. | April 3, 2023 | https://www.fsresidential.com | 1-800-770-0010 |
| Moss Creek | $7,032-annually or $586 per month | $5,832 annually or $486 per month | $30,000 Membership Certificate/initiation fee. Optional $1,500 activity fee or pay per activity | March 29, 2023 | mosscreek@mosscreek-hiltonhead.com | 843-836-6116 |
| Oldfield | $10,744 annually | $10,744 annually | 1% flat fee of the Gross Selling Price of the Unit. The Community Enhancement and Marketing Fee on any Unit transfer shall not exceed $8,000. | February 9, 2023 | http://oldfield1732.com | 843-645-4600 |
| Palmetto Bluff | $11,210 annually | $20,000 one-time initiation fee | February 9, 2023 | 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, 2023 | https://pdpoa.org/ | 843-785-1109 |
| Palmetto Hall | $1,915 annually, plus social or golf membership is required for an additional Fee. | $1,436 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. | October 31, 2022, starting January 1, 2023 | http://www.palmettohallhhi.com/ | 843-682-4182 |
| Port Royal | $2,000 annually + annual beach house assessment | $1,700 annually | Transfer fee: 1/2 of 1% of sales price | June 1, 2023 | http://www.portroyalplantation.net/ | 843-681-5114 |
| Riverton Pointe | $1,068 annually. Billed $89.00/monthly | $1,068 annually. Billed $89.00/monthly | One-time capital contribution fee of $3000. One-time transfer fee of $4,000. One-time processing fee of $35. One-time fee for Resale Certificate is about $250, but can vary. Carriage Homes have additional one-time initial maintenance fee equal to two months of the exterior landscape maintenance fee of $95 per month. Villa homes have an additional one-time initial regime fee equal to two months of the regime fee at $252 per month and a $35.00 processing fee. . All fees are due at closing. | July 28, 2022 | 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 | $2500 annually (Payable Quarterly - $625 each) | $1,664 annually (Payable Quarterly-$416 each) | $3750 Transfer fee, plus $200 administrative fee for resales Community Enhancement Fee - $1500 | March 31, 2023 | http://rosehillplantation.net/ | 843-757-2450 |
| Sea Pines | $1,887 annually | $686 annually | No Transfer Fee. Please note that some subdivisions of Sea Pines may have additional fees for private amenities, maintenance, etc. | June 1, 2023 | https://www.seapinesliving.com | 843-671-1343 |
| Shell Hall | $1,756 annually | Not applicable | $1,500 Transfer fee; $400 capital contribution for new developer homes | July 5, 2023 | https://www.sentrymgt.com/offices/bluffton/ | 843-605-4244 |
| Shelter Cove | $1,289 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. | July 5, 2023 | https://pdpoa.org/ | |
| Shipyard | $1080 annually | $1080 annually | Enhancement Fee is 1/2 of 1% of sales price to be paid by Seller | June 5, 2023 | www.shipyardhhi.com | 843-785-3383 |
| Spanish Wells | $1,906 annually | $1,221 annually | None | February 16, 2023 | www.spanishwellsplantation.com | 843-686-4052 |
| Spring Island | $27,755 anually | $18,716 Clubhouse fees and $7,141 Maintenance Fees | February 9, 2023 | http://www.springisland.com/ | 843-987-2002 | |
| Sun City | $2,469 base annually ($617.25/quarter), Note annual neighborhood assessment may apply. Some neighborhoods may also charge for required landscaping maintenance. Sun City North: $3,164/year with dues billed quarterly at $263.67/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. | 1/3 of 1% of the selling price. - New Member Fee - resales only, $2,000 Community Enhancement fee resale - resales only, $300 Administrative Transfer Fee | February 6, 2023 | 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 | June 30, 2022 | https://www.imchhi.com/university-park | 843-605-4244 |
| Westbury Park | $1764 annually, or pay quarterly installments of $441 | Not applicable | 1/4 of 1% of sales price - Admin Fee $150.00 | August 9, 2022 | https://www.imchhi.com/westbury-park-ra | 843-785-4775, ext. 201 |
| Wexford | The Regular Assessments Total of $18,860 payable quarterly at $4,715* provides property owners all-inclusive use of the community amenities.)...See Schedule of Fees | $17,500 annually paid quarterly at $4,375.00 | Initiation fee of $20,800 for homes, $10,400 for lots. Food and beverage minimum for all properies is $1,350 annually. | February 6, 2023 | https://www.wexfordplantation.com | (843) 686-8810 |
| Windmill Harbour | $3,056 annually. $764.00 per quarter | $1,456 annually. Annual vacant lot maintenance fee is $364. | Boat-slips are $764 annually. Additional fees may apply | February 9, 2023 | https://windmillharbour.org/ | 843-785-4775 |
| Paddocks on Jarvis Creek | $1,675 annually. | $1,925 annually | Transfer fee of $1,000 for Capital Reserve | June 5, 2023 | 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 | July 28, 2022 | https://www.suncityhiltonhead.org | 843-705-4000 |
| Hilton Head Harbour RV Resort | $2,580 annually/$645 Quarterly | $2,580 annually/$645 Quarterly | None | August 9, 2022 | 843-785-4018 | |
| Hilton Head Island MotorCoach Resort | $3300 annually assessed at $825/qtr. | $3300 annually assessed at $825/qtr. | 950 transfer fee + $125 waiver fee | June 5, 2023 | http://www.hhimotorcoachresort.com/ | 843-422-6068 - Jim Skillet (sp?) |
| Melrose | $1,000 annually | $800 annually | Improved lots include trash pickup at the property. | January 28, 2021 | Todd Norris - POA Treasurer | 703-623-9008 |
| Haig Point Club | $17,962 annually. $4,490.50 quarterly. | See Documents for Fee Schedules | $20,000 one-time initiation fee | February 9, 2023 | https://haigpoint.com/ | Maria Sawyer |
| Bloody Point | $1,380 annually | $1,150 annually | January 28, 2022 | Rich Silver, Treasurer | rasilver47@gmail.com | |
| Woodbridge | $637.46 annually | NA | No Transfer Fee | January 28, 2022 | ||
| Southern Oaks at New Riverside | $820 annually Single Family, $1,851.21 annually Townhomes | NA | 1x quarterly POA | August 10, 2022 | GW Services: chelsea@wgserviceshhi.com | 843-686-4052 |
| Bluffton Park | $695 annually Cottages, $1,350.96 annually Townhomes | NA | No Transfer Fee | August 10, 2022 | Association Manager: Dave Lewellen | 843-785-4775 ext. 207 |
| Edgefield | $600 annually | NA | Transfer fee-1/4 of 1% | August 10, 2022 | Association Manager: Tasha Ard, | 843-785-4775 ext. 204 |
| The Heritage at New Riverside | $1020 annually | NA | Transfer Fee-1/3 of 1% | August 10, 2022 | Superior Mang. Joy Smith | 843-800-8945 |
| The Villages at Palmetto Pointe | $710 annually/ $355 billed bi-annually | NA | No Transfer Fee | August 10, 2022 | Atlantic States Management, lborn@atlanticstatesmanagement.com | 843-837-2520 |
| Parkside at Baynard Park | $1240 annually | NA | .5 of 1% of total purchase price | August 10, 2022 | Atlantic States Management-Judy Mason | 843-368-1950 |
| Baynard Park | $1780 annually | NA | Admin. Processing Fee-.5 of 1% | August 10, 2022 | Atlantic States Management-Judy Mason | 843-368-1950 |
| Lake Linden | $620 annually | NA | No Transfer Fee | August 10, 2022 | Atlantic States Management - Wendy Tillman | 843-837-2520, ext. 2003 |
| Fern Lakes | $1204 annually | NA | road assement $200 year until 3/2023. No transfer fee | August 10, 2022 | Association Manager: Stacie Jacobs | (843)785-4775 ext. 202 |
| Palmetto Pointe Townes | $834 annually single family, $2,724 annually Townhomes | NA | Transfer Fee-$1800 | August 10, 2022 | Association Manager: Dave Lewellen, | 843-785-4775 ext. 207 |
| Alston Park | $1220 annually/$101.67 monthly | NA | Transfer Fee-1x quarterly dues | August 10, 2022 | GW Services-Sarah | 843-686-4055 |
| Hidden Lakes | $824 annually/$206 quarterly | NA | No Transfer Fee | August 10, 2022 | Association Services,Inc. Heather Houck, hhouck@asihhi.com | 843-785-7070 |
| Pine Ridge | $540 annually | NA | Transfer Fee-1/4 of 1% of the sales price | August 10, 2022 | Bundy Appraisal & Management,Kathy Bundy, kbundy@bundyinc.com | 843-524-2207 |
| Sandy Pointe | $800 annually | NA | No Transfer Fee | August 10, 2022 | Association Manager: Tasha Ard, | (843)785-4775 ext. 204 |
| May River Preserve | $2000 annually | NA | Road assessment $1,400 due in June 2021 | August 10, 2022 | Sentry Management, Karen MacMillan, kmacmillan@sentrymgt.com | 843-785-4775 ext. 207 |
| Windtree | No POA | NA | No Transfer Fee | August 10, 2022 | ||
| Victoria Bluff | $800 annually | NA | 1x Qtr Assessment | August 10, 2022 | 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 | August 10, 2022 | High Tide Associates- Doug Skelly, dnskelly@aol.com | 843-681-6164 |
| Pine Forest Village | $786 annually | NA | No Transfer Fee | August 10, 2022 | Sentry Management, Laura Vreeland, lvreeland@sentrymgt.com | |
| Brighton Oaks | $788 annually | NA | No Transfer Fee | August 10, 2022 | IMC Resort Services, Jessica Powell,jpowell@imchhi.com | (843) 785-4775 |
| Pinecrest | $900 annually | NA | 1/4 of 1% of sales price | August 10, 2022 | Association Manager: Tasha Ard, | (843)785-4775 ext. 204 |
| Traditions at Old Carolina | $985 annually | NA | 1/4 of 1% of sale price | August 10, 2022 | Sentry Mangement - Laura Vreeland, lvreeland@sentrymgt.com | 843-605-4244 |
| Stock Farm | $630 annually | NA | No Transfer Fee | August 10, 2022 | Stock Farm Management-Emmett McCracken | 843-757-8046 |
| Bartons Run | $1,600 annually | NA | 1x Quarterly POA fee | August 10, 2022 | Sentry Mangement - Laura Vreeland, lvreeland@sentrymgt.com | 843-605-4244 |
| Seagrass Station | $940 annually | NA | 2x Monthly Assessment. This does provide access to al of Seagrass Station Amenities.-$25 Admin Fee. | August 10, 2022 | AAM, LLC | 864.341.8001 |
| Gascoigne Bluff | $2000 annually | NA | No Transfer Fee | August 10, 2022 | Gascoigne Bluff Homeowners Association | |
| Meadows at New Riverside | $565.80 annually | NA | No Transfer Fee | August 10, 2022 | The Meadows At New Riverside POA | 843-706-3003 |
| Wellstone at Bluffton | $1,548 annually/ $129 billed montly | NA | Transfer Fee-$500.00 | August 10, 2022 | Atlantic States Management, Judy Mason, jmason@atlanticstatesmanagement.com | 843-837-2520 |
| The Colony at The Cresent | $2106 annually | NA | Regime Fee is $500.19/mth includes NIC | August 10, 2022 | Atlantic States Management-Wendy, wtillman@atlanticstatesmanagement.com | 843-837-2520 |
| Latitude at MARGARITAVILLE | Latitude Singlefam $3,031.08, Latitude Vill Hm $3,599.64, Conch Cottage $3,301.20 | NA | 1/6th of Annual POA | August 10, 2022 | 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 $250 ADMINISTRATIVE Fee | August 10, 2022 | Schaeffer Properties-Mark | 843-505-1422 |
| Victoria Square | $124.10 Monthly | NA | 1x Quarterly Dues | August 10, 2022 | 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 | August 10, 2022 | Terranova Group | 864-232-0406 |
| Allenwood | Allenwood $1140, Allenwood Town House $1560 | Allenwood Land $288 | Transfer Fee-.25 of 1% | August 10, 2022 | Paul Thornton, allenwoodhoa@icloud.com | 843-686-7401 |
| Carolina Isles | $1000 annually | NA | Town of HHI - .25 of 1% of purchase price | August 10, 2022 | IMC Services- Jennifer Meisel | 843-785-4775 |
| Four Seasons at Carolina Oaks | $2400 annually | N/A | $1,000 Capital Contribution plus $400, Resales: 1/3% Transfer fees | October 5, 2022 | 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 |
| Ashton Cove | $1278 annually | NA | Transfer Fee .25 of 1% of purchase price | August 10, 2022 | IMC Resort Services, Savannah Hartzog, savannah@imchhi.com | 843-785-4775 |
| 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.