2026 Updated Hilton Head Island and Bluffton Community POA/HOA Fees
Understanding Community POA/HOA Fees in the Lowcountry
When considering purchasing a home in the Lowcountry, one important factor to account for is the Property Owners Association (POA) or Homeowners Association (HOA) fees associated with each community. These fees can vary widely depending on the neighborhood, its amenities, and the services provided. Whether you're exploring Hilton Head Island or Bluffton, understanding how these fees contribute to the overall lifestyle and property management is crucial to making an informed decision.
What Do POA/HOA Fees Cover?
POA/HOA fees typically go toward maintaining the community’s shared amenities and common areas. In neighborhoods with resort-style amenities, such as gated entries, swimming pools, golf courses, fitness centers, or walking trails, fees may be higher to cover maintenance and upkeep. For example, luxury communities like Palmetto Bluff or Sea Pines on Hilton Head Island often have higher fees because of their extensive services and amenities, including security, landscaping, and exclusive recreational facilities.
On the other hand, communities with fewer shared amenities, such as single-family residential neighborhoods, may have lower POA/HOA fees. These often cover basic services like road maintenance, streetlights, and occasional landscaping for common areas. However, even smaller fees can have a significant impact on the aesthetic and functionality of the neighborhood.
Fees Across Popular Communities
- Hilton Head Island: Communities like Sea Pines and Palmetto Dunes have higher POA fees, often justified by their private beaches, marinas, and recreational activities. Other neighborhoods like Indigo Run or Hilton Head Plantation may offer a balance between cost and amenities, providing gated access, golf courses, and community spaces.
- Bluffton: Bluffton communities, such as Hampton Hall or Berkeley Hall, may have mid-range to higher fees due to their golf-centric lifestyles and resort-style amenities. More budget-friendly options can be found in neighborhoods like Bluffton Park or Hearthstone Lakes, which maintain a focus on community charm without extensive amenities.
- Luxury or Niche Communities: Unique areas such as Windmill Harbour, with its private marina, or Moss Creek, offering equestrian facilities, have specialized POA/HOA fees that reflect their distinctive features.
Tips for Prospective Buyers
- Research Fees Early: Knowing the POA/HOA fees upfront can help you budget more accurately and understand the true cost of homeownership in a specific community.
- Understand Restrictions: Fees often go hand-in-hand with community rules, such as architectural guidelines or rental policies, which can influence your decision.
- Assess Value for Services: Compare what the fees cover versus what you prioritize in a neighborhood. For instance, families may value amenities like playgrounds, while retirees might prioritize golf and fitness facilities.
By understanding POA/HOA fees and their associated benefits, buyers can align their preferences with the communities that best suit their lifestyle and financial goals. For detailed and personalized information about specific neighborhoods in the Lowcountry, consult the experts at Golden Homes, your trusted partner for Hilton Head Island and Bluffton real estate.
Club fees or special assessments may apply in select gated communities. Consult Golden Homes Hilton Head Island for additional information.
Hilton Head Island Community HOA/POA Fees
| Community | Annual POA Fee – Improved Property | Annual POA Fee – Unimproved Property | Transfer & Other Fees |
|---|---|---|---|
| Allenwood | $1,185, Townhomes $1,584 | $288 | Capital contribution $100 or $150 for lot |
| Ashton Cove | $1,416 | Transfer Fee: .25 of 1% of purchase price | |
| Carolina Isles | $1,300 | Transfer Fee: .25 of 1% of purchase price or $1,000 | |
| Crosswinds | $2,420 | $2,420 | Transfer Fee: 1.5% of purchase price |
| Folly Field | Optional, $125 | Transfer Fee: .25 of 1% of purchase price | |
| Forest Beach | Optional, $125 | Optional, $125 | Transfer Fee: .25 of 1% of purchase price |
| Hilton Head Plantation | $1,355 | $790 | Transfer Fee: .25 of 1% of sale price with a cap at $10,921. Sub neighborhoods may have additional fees. |
| Indigo Run | Golden Bear: $2,416; The Golf Club: $2,616; Broad Pointe: $3,810 | Transfer/Initiation Fee: $4,832 – Homes and $4,106 – Lots, plus $250 admin fee | |
| Jarvis Creek | $1,350 | Capital contribution: .25% of purchase price; Transfer Fee: .25 of 1% of purchase price | |
| Leamington | Single Family: $3,465; Villas: $960 | $3,465 | Residential Enhancement Fee – 3/4 of 1% |
| Long Cove | $19,515 includes Annual Capital contribution | $19,515 includes Annual Capital contribution | $50,000 one-time initiation fee |
| Old House Creek | $1,055 | Transfer Fee: .25 of 1% of purchase price | |
| Paddocks on Jarvis Creek | $1,725 | $2,150 | Transfer Fee: ½ of 1%, plus Town of HHI Transfer Fee: .25 of 1% of purchase price |
| Palmetto Dunes | $1,900 | Community Enhancement Fee: 1/2 of 1% of sales price plus $200 transfer fee from seller. $150 Storm Reserve | |
| Palmetto Hall | $2,080, plus social or golf membership required for additional fee | $1,560, plus social or golf membership required for additional fee | $3,500 membership one time fee. Additional Fees with Mandatory Golf or Social membership with $150/quarter food and beverage. $3,000 Capital Reserve Fund. $125 paperwork and processing fee for homes and homesites. |
| Point Comfort | $500 | $500 | Transfer Fee: 1/2 of 1% |
| Port Royal | $2,184 | $1,700 | Transfer fee: 1/2 of 1% of sales price. Additional fees for Ocean Point homes. |
| Sea Pines | $2,005, plus neighborhood assessment may apply | $1,169 | No Transfer Fee |
| Shelter Cove | $1,354, plus individual villa regime may apply | Transfer Fee: 1/2 of 1% plus $200 Processing Fee | |
| Shipyard | $1,120 | $1,120 | Transfer Fee: 1/2 of 1% of sales price |
| Spanish Pointe | $3,500 | ||
| Spanish Wells | $2,200 | $1,425 | Transfer Fee: 1/2 of 1% of sales price |
| Squiresgate | $350 | Transfer Fee: 1/2 of 1% of sales price | |
| Timbercrest | $966 | Transfer Fee: 1/2 of 1% of sales price | |
| Victoria Square | $1,563 | Transfer Fee: 1/2 of 1% of sales price | |
| Wexford | $22,004 | $22,004 | Wexford has an Initiation fee of $70,000 for homes, $35,000 for lots. Food and beverage minimum for all properties is $1,500 annually. Special Assessment $14,800 payable March 31, 2025 |
| Windmill Harbour | $3,152 | $1,528, plus $340 maintenance fee | Boat-slips are $764 annually. Additional fees may apply. Transfer Fee: One Year of current POA fees. |
Reported fees based on MLS info as of 01/07/2026. 2026 fees will vary. Please consult Golden Homes for further information.
Bluffton Community POA/HOA Fees
| Community | Annual POA Fee – Improved Property | Annual POA Fee – Unimproved Property | Transfer & Other Fees | |
|---|---|---|---|---|
| Alston Park | $1,342 | Transfer Fee: 1x quarterly dues | ||
| Bartons Run | $1,600 | Transfer Fee: 1x quarterly POA | ||
| Baynard Park | $1,780 | Transfer Fee: 25% of sales price POA, .25% BP Rec. Assoc. | ||
| Belfair | $22,916 | $22,916 | $70,000 one-time initiation fee | |
| Berkeley Hall | $25,418 | $25,418 | $90,000 one-time initiation fee (starting 8/1/24). Note additional fees for Carolina Homes | |
| Bluffton Park | $784; Townhomes: $1,572 | Transfer Fee: 2x regime fee + admin fee | ||
| Brighton Oaks | $788 | No Transfer Fee | ||
| Callawassie Island | $16,914 | $16,914 | $50,000 one-time initiation fee plus $250 Admin fee. See Documents for additional fees/options for Golf, Villa, and Heron Walk Association Info | |
| Cassique Creek | $360 | $180 | No transfer fee | |
| Colleton River Club | $30,466 | $28,385 | $90,000 One-time Capital Contribution | |
| Crescent | $2,502 | $2,502 | Transfer Fee: .5 of 1% of sales price, $400 admin fee | |
| Eagles Pointe | $1,508 | $100 new owner fee | ||
| Edgefield | $600 | Transfer fee: .25% of sales price | ||
| Fern Lakes | $1,264 | No transfer fee | ||
| Four Seasons at Carolina Oaks | $2,640 | $1,000 Cap. Contrib + $400, Resales: .0033% Transfer | ||
| Gascoigne Bluff | $2,000 | No Transfer Fee | ||
| Hampton Hall | $5,970 | $5,970 | One-time social membership fee and capital contribution of $28,000. $1,493 One Time Capital Fund Contribution. Additional fees for Carriage & Cottage homes. Additional fees for golf memberships. | |
| Hampton Lake | $4,602 | $4,602 | Community Enhancement Fee of 0.5% of the Unit’s Gross Selling Price, plus $150 Admin Fee. Fees may vary based on community sub area. | |
| Heritage Lakes | $603 | Transfer fee: .25% of sale price | ||
| Heyward Point | $2,650 | Transfer Fee: $2,200 | ||
| Hidden Lakes | $996 | Transfer fee: .25% of sale price | ||
| Hilton Head Lakes | $1,965 + Irrigation Fee | $1,96 5 + Irrigation Fee | $207 Admin fee. Transfer fee: .25% of sales price | |
| Island West | $1,661 | Transfer fee: 1/4 of 1% of sales price. Special Golf Assessment: $1,241. $750 new construction | ||
| Lake Linden | $660 | Transfer Fee: 1x Qtr Assessment | ||
| Lakes at New Riverside | $1,440 | $1,000 Capital Contribution. Resales Transfer fee: 1/4 of 1% | ||
| Latitude at MARGARITAVILLE | Single family: $3,873; Village Home: $4,141; Conch Cottage: $3,837 | $100 for Latitude Foundation. Transfer Fee: 1/6th of Annual POA. Fees increase upon buildout. | ||
| Lawton Station | $1,404 | 1x Qtr POA fee, plus mgmt. fee $250 | ||
| Malind Bluff | $1,584 | Transfer fee: 1/2 of 1% of sales price | ||
| May River Preserve | $2,200 | Community Enhancement Fee: .75% of sales price; builder/1st own-$500; | ||
| Meadows at New Riverside | $566 | No Transfer Fee | ||
| Mill Creek at Cypress Ridge | $1,392; Townhomes $2,520; Cypress Ridge Townhomes $2,628 | Transfer fee: Working Capital $1500 +$50 | ||
| Moss Creek | $7,512 | $6,228 | $35,000 Membership Certificate/initiation fee, Optional $1,500 Annual Activity Fee. | |
| Oldfield | $12,376 plus neighborhood assessment may apply | $12,376 plus neighborhood assessment may apply | Oldfield Club Initiation Fee $41,500. Oldfield Community Association Fee $18,500 | |
| Palmetto Bluff | $5,315, plus individual neighborhood fees | $5,315, plus individual neighborhood fees | Optional club membership: $8,783. $40,000 one-time initiation fee; Working capital calculated each year. Closing Community Enhancement Fee equal to 1% of sales price (homesite) and 3/4% for homes. | |
| Palmetto Point Townes | Single Family: $1,038; Townhomes: $3,324 | Transfer Fee: $300; $253.70 per month until August 2026 for roof assessment | ||
| Parkside at Baynard Park | $1,440 | Transfer fee: .25% of sale price | ||
| Pine Forest Village | $786 | No Transfer Fee | ||
| Pine Ridge | $540 | Transfer Fee: 1/4 of 1% of the sales price | ||
| Pinecrest | $900 | Transfer Fee: 0.50 of 1% of sales price | ||
| Rivers End | No POA Fee | |||
| Riverbend | $2,688, plus neighborhood additional fees may apply | $2,688, plus neighborhood additional fees may apply | New Construction Fee: $5,000. New Member Fee: 2/3 of 1% of the selling price. Community Enhancement fee resale – $1,250, $300 Administrative Fee | |
| Riverton Pointe | $2,136 | Initiation Fee: $4,000, Required social membership $210/mo. $900 Transfer Fee. See community docs for villa and carriage home info as well as golf memberships. | ||
| Rose Dhu Creek | $1,850 | Transfer Fee: $3,500 changing Sept 1, 2024 $5,000 | ||
| Rose Hill | $2,800 | $1,864 | Transfer Fee: $4,200, Community Enhancement Fee $1,575, $300 admin fee | |
| Sandy Pointe | $840 | No Transfer Fee | ||
| Sawmill Creek | $300 | $500 Transfer Fee | ||
| Sawmill Forest | $940 | No Transfer Fee | ||
| Seagrass Station | $980 | Transfer Fee: 0.50% of sales price | ||
| Shell Hall | $1,928 | Transfer fee: $3,500 | ||
| Southern Oaks at New Riverside | Single Family: $902; Townhomes: $2,222 | 1x quarterly POA | ||
| Spring Island | $7,576 | Spring Island Club dues: $22,340. One time contribution $150,000. 1% Trust Fee on the sale of homes and 1.5% for homesites applies. $500 Capital Charge. | ||
| Stock Farm | $630 | No Transfer Fee | ||
| Sun City | $2,184 Sun City N (Argent 2) $3,540 – additional fees may apply | $2,184, Sun City N (Argent 2) $3,540 – additional fees may apply | New Member Fee: 2/3 of 1% of the selling price. Community Enhancement fee resale – $3,500, $300 Administrative Fee | |
| Tabby Roads | $917 | Transfer Fee: 1/4 of 1% of sales price | ||
| The Farm at Buckwalter | $989 | Transfer Fee: 1/4 of 1% of sales price | ||
| The Haven at New Riverside | $2,880 | One-time new membership fee: 1/3 of 1% of total purchase price. Community enhancement fee: .5% of sales price. Administrative fee: $50. New Construction Transfer Fee: $1,000 | ||
| The Heritage at New Riverside | $1,080 | Transfer Fee: .25% of sales price. $750 Capital Contribution | ||
| The Landings at New Riverside | $1,764 | 1/2 of 1%, Transfer fee: $125.00. Disclosure fee: $250.00 | ||
| The Retreat at Grande Oaks | $1,000 | Capital Contribution: $500 | ||
| The Walk at Bluffton Square | $1,052 | Capital Contribution .5% of sales price. Transfer fee:$200.00. Disclosure fee: $400.00 | ||
| Traditions at Old Carolina | $1,165 | Transfer Fee: .25% of sale price | ||
| University Park | $1,560 | Transfer Fee: 1/2 of 1% of sales price | ||
| University Place | $500, Townhomes $1,680 | Transfer Fee: $500 | ||
| Victoria Bluff | $1,000 | Transfer Fee: 1/4 of 1% of sales price | ||
| Village at Olde Town | $1,051 | Transfer Fee: $250 | ||
| Wellstone at Bluffton | $1,620 | Transfer Fee: $500 | ||
| Westbury Park | $1,764 | Transfer Fee: .5% of sales price. Admin Fee $150 | ||
| Woodbridge | One bedroom-$287.07 | Two Bedroom-$584.51 | No Transfer Fee |
Reported fees based on MLS info as of 01/07/2026. 2026 fees will vary. Please consult Golden Homes for further information.
Daufuskie Community POA/HOA Fees
| Community | Annual POA Fee – Improved Property | Annual POA Fee – Unimproved Property | Transfer & Other Fees |
|---|---|---|---|
| Bloody Point | $1,380 | $1,150 | No Transfer Fee |
| Haig Point Club | $23,839 See documents for additional fees | See Documents for Fee Schedules | $50,000 Initiation fee. Required membership ranges from $26,944 to $32,298. Resale transfer fee is 1% of sales price |
| Melrose | $1,100 | $800 | No Transfer Fee |
| The Beach Cottages at Melrose | $4,000 | No Transfer Fee |
Reported fees based on MLS info as of 01/07/2026. 2026 fees will vary. Please consult Golden Homes for further information.
**This information is not guaranteed. Please verify all fee information through your own due diligence* Special assessment should be additionally researched by a qualified professional like Golden Homes or through your own due diligence.
Work With Golden Homes | Your Hilton Head Island & Bluffton Community Experts
Understanding HOA fees is just one piece of the puzzle when buying or selling real estate on Hilton Head Island, Bluffton, and the surrounding Lowcountry. What truly matters is how those fees impact property value, rental performance, resale potential, and long-term ownership costs.
At Golden Homes, we specialize in helping buyers and sellers navigate community-specific HOA structures, short-term rental regulations, investment performance, and neighborhood nuances that aren’t always obvious online. From luxury gated communities and oceanfront villas to high-performing investment properties, our team provides local insight, reliable data, and strategic guidance at every step.
If you’re considering buying, selling, or investing in a community with HOA fees or want a clear breakdown of what those fees actually mean for your goals, Golden Homes is your trusted local resource.
Contact Golden Homes today to receive a personalized community and HOA analysis, off-market opportunities, and expert guidance tailored to your needs.
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