We focus our blog on highlighting important information that buyers should know about as well as trends affecting Hilton Head's oceanfront communities.
Here's the how, when and what you'll need to know about walking your dogs on the beach in Hilton Head Island.
Rules for dogs on the beach:
Are NOT permitted - Between 10 a.m. and 5 p.m. Friday before Memorial Day through Labor Day
Must be on a leash: Between 10 a.m. and 5 p.m. April 1 through Thursday before Memorial Day Between 10 a.m. and 5 p.m. Tuesday after Labor Day through September 30
Must be on a leash or under positive voice control at all other times.
Persons in control of animals on the beach are required to remove and properly dispose of the animal's excrement.
2. Dog-Friendly Rentals
Some homeowners and property management companies on Hilton Head Island have vacation rental homes and condos that are pet-friendly, but not all of them. You'll want to be clear up front that you are intending to bring your pet. And be aware that some rental managers may charge you an extra fee for your pet. Plus, if your pet is working while you're on vacation please know that registered emotional-support animals are allowed.
PRO TIP: Lower-priced rentals are usually more restrictive of pets.
3. Dog Parks
Beyond the beaches, there are several places on Hilton Head Island where your dog can run free and make some new puppy friends.
Chaplin Community Park, has its own dog park located just off William Hilton Parkway between Singleton Beach Road and Burke's Beach Road. The park is completely fenced and "double gated" so you will be able to let your dog off-leash as long as it's friendly with people or other dogs.
There are several doggie day-care choices including Evergreen Pet Lodge where they invite you and your pets to, "Let your loved one(s) enjoy the pleasures of a carefree vacation at the year-round lodge, where red carpet treatment and comfortable surroundings await them."
PRO TIP: There are some parks where dogs are NOT allowed such as Pinckney Island
5. Keep your pup safe-especially during the dog days of summer.
It gets hot on Hilton Head in the summer! Please be mindful of your pet's paw pads in hot sand and surfaces such as black pavement.
Plus, remember to bring water for your dog when taking them to the beach or on hikes.
And be cautious of our island's wildlife. There are harmful snakes that can be in heavy brush, and alligators call our many waterways home. The safest approach is to always keep your dog on a leash, and for you to walk between your dog and a body of water.
From lounging at the beach to launching your boat from the marina, it's a challenge to keep track of all of the fun activities that are available within the 2,000 acres of Palmetto Dunes. Here's are our five favorites:
1. Dining Near The Ocean
Fine dining, beachside cafes, grills, and even a charming general store mean you won’t have to go far to get your fill of whatever you crave.
HH Prime is located in the Omni Hilton Head Oceanfront Resort. Ditch the casual beach threads for this one as you treat yourself to the finest aged prime steaks, freshest seafood and one of the island's largest wine selections in a sophisticated, island-chic setting.
Alexander's Restaurant & Wine Bar is an upscale, seafood restaurant and wine bar, featuring seasonally-inspired cuisine, locally-caught fresh seafood, and many locally-sourced ingredients.
Big Jim's BBQ, Burgers and Pizza restaurant offers a relaxed atmosphere for families, golfers, Hilton Head Island residents and visitors alike. Catch the big game on one of their big-screen TVs. Dine outside as you watch golfers teeing it up on the Jones course.
The Dunes House is a one-of-a-kind oceanfront dining experience. Chill out with burgers, sandwiches, and a cocktail or two at this laid-back island restaurant as you soak up the sand, sun and spectacular views of the Atlantic Ocean.
Enjoy supermarket convenience at the charming General Store right in the center of Palmetto Dunes. This one-stop shop on Queen's Folly Road will meet all your vacation needs, from groceries to beverages to beach items, souvenirs and more. They even have hot and cold deli treats available to go. Relax and enjoy your to-go food on there front porch as it’s a great spot to people watch.
2. A Unique Lagoon System
One of the most unique features in Palmetto Dunes is its 11-mile meandering lagoon system. This waterway system is full of outdoor adventure. Launch a boat [kayak or quiet electric skiffs] and take in beautiful scenes of moss-draped oaks, island wildlife, birdwatching, golf-course panoramas, and some stunning homes as well.
Fishing is also a popular activity. The still, calm waters of the lagoon hide a wide variety of red fish, blue fish, trout and flounder that make for quality angling. Hilton Head Outfitters provides guided charters on quiet electric skiffs, They offer a wide variety of outdoor island adventure activities and nature tours. They also do kayak, canoe, boat and bike rentals.
The 11-mile lagoon system Palmetto Dunes
3. Tennis & Pickleball
The award-winning Palmetto Dunes Tennis & Pickleball Center has 23 clay courts, two Nova ProBounce courts, nighttime play, and Tuesday Demo and Exhibition Days. There's also Pickleball, a sport that's gaining popularity in the area. It's like tennis, badminton and ping-pong all rolled into a one. Played with oversized paddles and a softball-sized plastic ball that goes much slower than a tennis ball, it's easy to pick up at any age. Palmetto Dunes has 24 dedicated Pickleball courts, all lighted for night play, and one of the most comprehensive instructional programs on the east coast.
4. Championship Golf
Palmetto Dunes boasts 3 championship courses:
The Robert Trent Jones track doesn't disappoint. It's considered to be one of the best golf courses in the Southeast, and is famous for its open, inviting layout and spectacular views of the Atlantic Ocean. In fact, it has one of only two oceanfront holes on Hilton Head Island.
Hilton Head Island's only par-70 public golf course, the George Fazio track is one of the island's most distinctive and challenging layouts. But there's no need to feel intimidated. It's designed to be a true, but fair test for golfers of every handicap.
Whether you're serious about your par or just there to enjoy nature, you're going to love the Arthur Hills course. Long regarded as one of South Carolina's most unique golf layouts, it blends natural island beauty with the masterfully designed challenges of the game.
5. Beyond The Beach
The beach is spectacular but that's not all on offer. From Palmetto Dunes you can safely take the bike path under 278 directly to Shelter Cove. Hop on your bikes or walk. There's also plenty of parking if you choose to drive over.
Shelter Cove Harbour and Marina is the home to HarbourFest in the summer -- a family-friendly festival on the waterfront featuring live music, and lots of family fun with clowns, face painting, carnival games, and fireworks at the end of each night. Plus, it's free Tuesdays in June, July, and August-with a special show on July 4th.
Shelter Cove Community Park right next door is a popular spot for a picnic and a sunset serenade at the pavilion. Bring beach chairs and pick up some food from one of our local merchants for the Sunset Celebration, featuring live local music and laidback family entertainment-all brought to you every Friday in the summer by the merchants of Shelter Cove Towne Centre.
Bonus - The Dunes Buggy
For those that want to avoid traveling by car, there is the Dunes Buggy. The Dunes Buggy runs from April to Larbor Day and is a van service that picks up upon request. It will take you to the beach, the shops at Shelter Cove, golf courses and more. Here is the map and list of all the stops.
Palmetto Dunes Experts
One real estate company, The Ocean Broker, knows Palmetto Dunes. We are a Hilton Head Island original, helping clients buy and sell Palmetto Dunes real estate since 1974. If you have questions about Palmetto Dunes real estate, contact us.
Is there a home you've had your eye on but you can't easily make it down to Hilton Head or Bluffton? Have you seen the pictures and where it is on a map but you still have questions about the floor plan, the size of the pool, areas of the property not pictured, etc? We can help.
Ask us for a virtual showing. We can do it over Zoom, FaceTime or Skype. From the comfort of your home, you'll see every part of the property you're interested in and we can answer any questions you have. If you don't want to be online for the showing, we can easily shoot a video tour and text it to you.
It's reported that there has been a 500% increase nationally in realtor-guided virtual showings since the beginning of March 2020. Contact Mark to schedule a virtual showing of any property on the market.
Pictured above: Windsor Court, Windsor Place and Barrington
If you are considering Hilton Head Oceanfront condos, you have half a dozen communities to choose from. Some are right next to restaurants, bars and shops and some are more removed from the hustle and bustle. The condos within the Leamington short-term rental section of Palmetto Dunes are surprisingly quiet even during the busiest months of the year. Many buyers that begin their search for an oceanfront condo are often unaware of this area. Here's what you need to know:
All have 1, 2 and 3 bedroom floor plans and oceanfront pools that are seasonally heated. Hampton Place, Windsor Court and Windsor Place were developed around the same time and have similar floor plans.
Leamington Condos: Between the ocean and the 11-mile lagoon system
While they don't offer oceanfront views, they have more square footage and are a 3-5 minute walk to the beach. Wendover Dunes is on the ocean side of the street. Huntington and Abbington are across the street from the beach and have expansive views of the 11-mile lagoon system.
When Charles Fraser's team was originally planning a Hilton Head Island airport, they were considering the area where the Sea Pines Forest Preserve is now, but Fraser was having none of that. Instead, Hilton Head Airport (HHH) opened on the Northern end of the island in 1967. A fun fact is that Arnold Palmer landed the first plane at Hilton Head Airport. Since then it has grown from a hub for private jets and a connection to Charlotte into a regional airport with nonstop service to eight destinations on three major airlines. A runway expansion in 2019 made that growth possible, and now a $38 million terminal expansion is underway with an expected opening in mid-April 2026. Here are all the important things you need to know.
2. How does the Hilton Head Airport compare to the Savannah Airport? HHH airport is much smaller than SAV airport. It has a very limited food offering, and parking space is much less than SAV, but usually there is no shortage of spaces (see below for details). That said, the terminal expansion currently underway will nearly triple the airport's capacity when it opens in spring 2026.
3. What are the hours? The airport opens 90 minutes before the first flight and closes 1 hour after the last flight.
4. What were the recent changes made? The airport's one runway was extended to 5,000 feet in length and 100 feet in width, which attracted more air service. Since then, the biggest development is the Phase 1 Terminal Improvements Project, a $38 million expansion that broke ground in late 2023. The new terminal will include a modern TSA screening checkpoint, additional gates, expanded passenger areas, and a designated service animal relief area. Phase 1 is expected to open in mid-April 2026. Be aware of changing traffic patterns and ongoing construction activity at the airport during this time.
5. What airlines fly into it and what are the direct flights?
Three airlines currently serve Hilton Head Airport with nonstop flights to eight destinations:
American Airlines: Daily nonstop flights to Charlotte (CLT) year-round. Seasonal nonstop service to Washington Reagan (DCA), Chicago O'Hare (ORD), Philadelphia (PHL), and Boston Logan (BOS).
Delta Airlines: Seasonal nonstop flights to Atlanta (ATL) and New York LaGuardia (LGA).
United Airlines: Seasonal nonstop flights to Newark (EWR) and Chicago O'Hare (ORD). United recently announced expanded Chicago service for 2026.
Seasonal routes generally operate from spring through fall. Schedules are subject to change, so check directly with the airlines for the most current information.
6. What ground transportation is offered? Hotels on Hilton Head Island usually do not provide shuttle service to patrons arriving at the Hilton Head Island Airport. Most arriving passengers have pre-arranged rental cars or take a taxi upon arrival. All rental car counters are inside the terminal near baggage claim. Available taxis wait at the taxi stand (upon exiting the building, the taxi stand is on the right) for each scheduled airline arrival. Rideshare services like Uber and Lyft also operate on the island. Customers arriving at night may find limited ground transportation availability, so it's a good idea to have transportation arranged before a nighttime arrival.
7. Do they offer long term parking and what do you need to know? Hilton Head Island Airport offers paid parking at two locations: the Commercial Terminal at 120 Beach City Road and the General Aviation lot on Gateway Circle. Commercial terminal parking costs $16 per day or $4 per hour. All parking is pre-paid using automated kiosks inside the terminal or via the ParkMobile app. Your license plate number is required to complete the purchase. For more information, contact Elite Parking Services at (904) 297-4437. Note: passenger parking is not permitted in the rental car lot or employee parking lot, and unlawfully parked vehicles are subject to towing.
Long Term Parking Is Available at HHH
8. What rental car companies are there? General aviation customers are encouraged to make their rental car reservations through our FBO, Signature Flight Support. Alamo, Avis, Budget, Hertz, National, Thrifty, and Enterprise are all on-site. All of them are open weekdays from either 8 or 9 am - 6 or 7 pm.
9. Is there anywhere to eat? The food offering at HHH is very limited and more of a "grab and go" situation. However, there are plenty of amazing restaurants nearby. Some of the closest are Wise Guys, and just a little further down Main Street you'll find local favorites like Frankie Bones, Ruan Thai Hut, and Mangiamo's Pizza, which you'll want to avoid if you're a Michigan Wolverine fan as let's just say they take their Ohio State Buckeye pride very seriously!
10. How many gates does it have? There are currently four gates. The terminal expansion will add more gates when it opens in spring 2026.
While you are in town…
It's easier than ever to get to this truly unique island. That means it's becoming an even more attractive destination to live and vacation. While you are in town, we would be happy to show you what's on the market. Search our website for all Hilton Head homes, condos, villas and lots for sale. We've focused on Hilton Head real estate for almost 50 years. If you're thinking of buying or selling a home on the island, contact us.
The view from one of the oceanside Sea Pines's oceanside streets
Sea Pines is the heart of Hilton Head Island life.
In Travel + Leisure Magazine’s World’s Best Awards, readers named Hilton Head the best island in the continental U.S. for the fourth consecutive year. Plus, they voted Hilton Head the #2 island in the world for 4 years running. One of the main places that make this island so special is Sea Pines. It has it all. Natural beauty and island wildlife around every swaying palm and meandering marsh stream, miles of sandy beaches and Lowcountry coastline, the only PGA Tour event in South Carolina, top-tier restaurants, a stunning full-service marina right on the Intracoastal Waterway, all types of unique shops, boundless outdoor activities, and a wide variety of properties for you to call your island home.
Let’s explore 5 highlights that make Sea Pines the epitome of Hilton Head Island living:
The view from Harbour Town
1. An island icon: Harbour Town
Harbour Town Yacht Basin was designed after a famous harbor in Portofino, Italy, under the guide of Charles Fraser, the founder and developer of The Sea Pines Resort. Known the world over by the iconic red-and-white-striped Harbour Town Lighthouse, this full-service marina offers an array of everything from shops and restaurants to watersports, fishing charters and sightseeing cruises. You'll also find world-class golf, tennis, live music at the Liberty Oak and a spacious playground for the kids. Harbour Town is a hub of island life for residents and visitors alike.
2. Dining al fresco by the sea at The Beach Club
Toward the ocean side of Sea Pines, you'll find miles of sweeping beach and two of the very few oceanfront dining spots on the island. Both of these restaurants feature sweeping oceanfront views from The Beach Club:
Coast: A beautifully appointed restaurant and beach bar. Dine on fresh oysters, broiled Mahi-Mahi tacos and other seafood fare as you watch the waves roll in. Ocean Lounge: A stunning, second-floor bar/restaurant where you can take in breath-taking, elevated views of the Atlantic Ocean while sipping your favorite cocktail.
3. Home to only PGA Tour event in South Carolina: RBC Heritage
The RBC Heritage golf tournament, located at Harbour Town Golf Links near Harbour Town in Sea Pines Resort, is truly like no other stop on the PGA Tour. The fact that it falls right after the demanding Master's, and is in our idyllic Sea Pines location makes it a fun, relaxed atmosphere for both fans and players alike. It's now a 50-plus year Sea Pines golf tradition. You can see your favorite players up close, enjoy the Lowcountry-inspired food, grab a beer and walk along the winding pathways in the sunshine. It's also a people-watching extravaganza as you'll see most attendees go the extra mile to "get their plaid on." As the tournament attracts tens of thousands of onlookers, visitors should not expect to park within Sea Pines. Here's what you need to know about parking.
You don't have to be a pro to play the world-class golf courses in Sea Pines but they will make you feel like one. You can rate yourself against the pros when you play Harbour Town Golf Links. Another Sea Pines golf course, Atlantic Dunes, is a recent redesign of the historic Ocean Course, which was the first course built on Hilton Head Island. Five-time winner of RBC Heritage, Davis Love III lead the redesign and it was named the National Golf Course Owners Association's "National Course of The Year." Both visually and strategically stunning, the holes are accented by coquina shells, seaside grass, rolling dunes, and a bounty of native pines and oaks lining the fairways.
4. Seeking fun and the sun in South Beach.
The southernmost tip of Hilton Head provides a seaside escape like no other on the island. One of the most unique places within Sea Pines is South Beach, a Cape-Cod-inspired beachside community. It's the perfect blend of a quiet island setting mixed with the bustling South Beach Marina Village Area. All the attractions and amenities are a short flip-flop walk away. The famous Salty Dog restaurants are dotted along the water and often feature live music. The beach at South Beach is where the open ocean becomes the Calibogue Sound. Here you can see the sun setting over the water with Daufuskie Island in the distance. Dolphin sightings along this stretch of beach are very common and late afternoon is the best time to catch them. Schedule a dolphin seeing tour to see them up close.
5. Getting back to nature at the Forest Preserve
For almost 50 years the Sea Pines Forest Preserve has been a protected area for wildlife habitat and outdoor exploration. Over the years, the preserve has expanded to include bridle paths, wetland boardwalks, bridges and fishing docks. Now there are many ways to discover the natural wonders of Hilton Head Island. You can choose from guided boat tours, horseback rides, fishing expeditions, or wagon tours, or simply stroll the sandy trails at your own pace.
5 Things to do at the Sea Pines Forest Preserve
Discover the 4,000 year-old Sea Pines Shell Ring, which is listed on the National Register of Historic Places.
Search through acres of native flora blooming in Warner W. Plahs Wildflower Field, which is located near one of the preserve's beautiful lakes. A must-see in the spring.
Observe wildlife in expansive marshes from the boardwalk at Old Lawton Rice Field.
Explore a secluded forest on the boardwalk through the Vanishing Swamp.
Enjoy a picnic along the banks of Fish Island.
Sea Pines real estate experts
There are almost as many reasons to call Sea Pines "home" as there are grains of sand on our beaches. No other location has this unique blend of all the upscale amenities and activities balanced with a serene and natural coastal habitat. And no other real estate firm understands Sea Pines like The Ocean Broker. We are a Hilton Head Island original, specializing in Sea Pines real estate for the last 45 years. We achieved most of Hilton Head Island's record first sales within Sea Pines from the first building lot for $100,000 in 1977 to the highest sales price ever at $9,200,000 for a Sea Pines oceanfront property in 2007. If you have questions about Sea Pines real estate, contact us.
An oceanfront view from Villamare, a complex within Palmetto Dunes.
5 Things Hilton Head Oceanfront Condo Buyers Might Not Know
Updated February 2026
When considering Hilton Head oceanfront condos for sale, here are a few points that most first-time buyers don't know about:
1. One-Bedroom Condos Usually Get A Great Return on Investment
Within the Hilton Head oceanfront condo buildings from Sea Pines to Palmetto Dunes, there are a small number of one-bedroom units available. There is also steady demand from couples without children seeking an oceanfront view for the week. That combination of supply and demand usually means a strong rental performance. One-bedroom condos have a lower combination of fees, taxes, and insurance, which translates into a higher percentage of annual net income. Here are the one-bedroom oceanfront condos that are for sale. A few complexes with one-bedroom condos that perform well on the rental market are:
When inspecting an oceanfront condo, most buyers rightly worry about the condition of the HVAC. If it goes out, it's a big-ticket item to replace. Most buyers don't think about the cost of replacing glass sliders. They are more expensive than most people realize because the Town of Hilton Head requires new glass sliders to have impact-resistant glass. As a result, the cost is usually twice the amount of normal glass sliders. Our standard sales contract on Hilton Head protects sellers in most circumstances against having to replace glass sliders. However, take a close look at them before making an offer on a condo. Is the glass fogged? Is the frame falling apart? Does it slide back and forth easily? Does the locking mechanism work? There are many ways to keep older sliders serviceable. However, if you know you are going to replace them, keep the cost in mind when negotiating with the seller on the condo.
3. Where Is The Ocean?
Not all Hilton Head beachfront condos for sale have ocean views. There are many that have views obstructed by trees, complex amenities or the side of a building. When viewing these condos online, it may be hard to see how good the views actually are. That's why it's important to walk through a condo before making an offer. Buyers who purchase properties sight unseen, even when exercising thorough due diligence, usually have regrets.
Hilton Head condo with an example of an obstructed ocean view.
4. Be Wary Of Rental Histories from VRBO
Vrbo has been the go-to platform for owners who want to advertise and book their rental properties themselves rather than hire a rental management company. Since Expedia Group acquired Vrbo (formerly VRBO) in 2016, the platform has gone through a number of changes that have affected rental performance for many properties. The original flat annual subscription fee has been largely replaced by a pay-per-booking model, with a 5% service fee and a 3% payment processing fee on each reservation. On top of that, guests now pay a separate service fee of 6-15% of the booking total, which increases the price renters see and can reduce bookings compared to what owners might expect.
Other changes include algorithm-driven search rankings that favor certain pricing and booking settings, more restricted communication between owners and renters, and integration into the broader Expedia network. As a result, if you see a rental history from a few years ago through Vrbo, a new owner may not be able to achieve the same performance under the current fee structure. Airbnb has gone through a similar shift. In late 2025, Airbnb moved all hosts to a 15.5% host-only fee, replacing the old split model where hosts paid about 3%, and guests paid a separate 14-16% service fee. Guests no longer see a separate Airbnb fee at checkout, but hosts now absorb the full commission. For a condo that books $50,000 in gross rentals, that's roughly $7,750 going to Airbnb before you account for cleaning, management, or any other costs.
Both platforms have also tightened their search algorithms to favor listings with flexible cancellation policies, competitive pricing, and strong reviews, which makes it harder for a new owner to match the rental numbers of a previous owner who had years of booking history and reviews built up. When evaluating a condo's rental potential, ask for the most recent year's performance and factor in current platform costs.
5. Volume: It Might Get Loud
There are a few Hilton Head oceanfront condos where you will get a recurring concert when you walk out on your balcony. That's because there are live outdoor music venues nearby. The Tiki Hut at Beach House resort on Coligny Beach features daily live music year-round, several restaurants in Coligny Plaza host regular bands during the season, and Lowcountry Celebration Park on Pope Avenue hosts concerts and community events throughout the year. That might be a plus for you, and it certainly is for many renters who want to be in the center of the action during the prime rental season, but there are other buyers who want more peace and quiet. Complexes like Hampton Place, Windsor Court, Windsor Place, and Barrington are usually quieter even during the busy season. As your agent will probably tell you, it's important to consider the community first and then narrow in on a complex.
There are many factors to consider when shopping for Hilton Head beachfront condos for sale. Since we specialize in oceanfront properties, we can take out the guesswork and minimize surprises. Contact us if you have any questions about Hilton Head oceanfront condos for sale.
Finding the easiest way to the beach in Sea pines can get confusing if you are not well acquainted with the area.
Sea Pines Beach Access: What GPS Won't Tell You
Updated: February 2026
Sea Pines covers more than 5,200 acres of roads, trails, lagoons, and golf courses, which can make beach access confusing. Recent changes to parking and the shuttle and trolley systems add to the complexity. The following guide explains how to access the beach in Sea Pines:
Walking and Biking
Numbered beach access points are located approximately every 450 feet between Sea Pines Drive and the beach. There are 48 paths in total, accessible by foot or bike. If your accommodation is within three rows (a house three properties back from the beach is 3rd row) of the beach, access is straightforward. If you are farther away, use the trail system. Click here for the trail system map. Both walkers and bikers use these trails.
As you get closer to the beach, you'll see one of these numbered beach access points.View More
In the center: Barrington Arms and Barrington Court, two complexes within Leamington.
After a few months of searching online for the perfect villa on Hilton Head, you’ve found the one you love. It’s got a great view of the ocean, the right amount of bedrooms for your family and it’s already renovated. After imaging where you’ll put your furniture, you ask your agent what the “condo fee” is. Your agent starts throwing strange words around you weren’t expecting like “regime” and “POA.” There are also transfer fees and assessments that you didn’t even know could be part of the equation. Thankfully, your agent has been through this before and can break down and confirm all of the details. However, so that you are not surprised by how the different fees are structured, it’s good to know the following basics in advance.
Regime Fees
Regime fees are what are usually called “condo fees.” We call condos “villas,” so of course we’re going to have different name for everything else. Safe to say, most regime fees usually include the following:
Pool maintenance
Pest control
Trash pickup
Common area maintenance
Common area utilities
Common area landscaping
Some regime fees have these premiums included:
High speed wifi
Basic cable tv
Landline phone service
Water
The Pool at Shorewood.
Last but not least, there is insurance. Some complexes have insurance included in the regime fee and some do not. As a result, it's usually the reason why you'll see a large difference in the regime fees of two similarly priced properties. When insurance is not included, owners usually still pay for it as a separate “insurance assessment” that is billed annually or biannually. Keep in mind that the insurance billed is typically for the building’s exterior and the common areas. Some also include protection for the villa's interior up to the quality of the original construction. To thoroughly protect the interior, which includes personal property and any upgrades made to the unit, owners are encouraged to purchase a separate HO6 policy.
What’s the best way to confirm how much a regime fee is and what it includes? Ask your agent. Why can’t it be as simple as checking the listing report? As my grandmother used to say, “don’t ask.” The fees change every year and often the information provided by owners is either incorrect or incomplete. That’s why it’s best to have your agent contact the property management company that oversees the complex and have them confirm the details in writing. Make sure your agent also confirms if there are any ongoing or planned assessments for the complex.
POA Fees
The regime fee may not be the only ongoing fee you’ll pay for living in your new villa. There is also something called a “POA fee,” which is another way of describing an “HOA fee.” Whereas the regime fee is what you pay to live in a villa complex, the POA fee is the fee you pay for living in an overall community. For example, if you live in villa complex like Turtle Lane Club in Sea Pines, you’ll pay the regime fee for Turtle Lane Club and a POA fee for living in Sea Pines.
Transfer Fees
Some communities also have a “transfer fee,” which is a one-time fee paid at closing. Some transfer fees are a small percentage of the sales price, others are a flat fee. As of this writing, Palmetto Dunes, Shipyard, Indigo Run, Hilton Head Plantation and Leamington villas "inside the gates" have transfer fees. Sea Pines, Forest Beach, Folly Field, Windmill Harbour and the Leamington villas “outside of the gates” do not. The other Hilton Head communities that I’m not including here don’t have villas. Aside from community transfer fees, the Town of Hilton Head Island has it's own one-time transfer fee of 1/4 of 1% of the purchase price.
Aside from community transfer fees, the Town of Hilton Head Island has its own one-time transfer fee of 0.25% of the purchase price. This fee funds the Town's Land Acquisition Program, which has been used to preserve land that would have otherwise been developed into parks and nature preserves across the island.
While it’s quite a few items to keep track of, most buyers will decide on a community early on and then target the complex. As a result, you’ll likely know the POA and transfer fee towards the start of your search and then just need to know the regime fee details, how insurance is billed and if there any assessments. Feel free to contact us with any questions.
Curious about local real estate? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!
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We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.
