Bluffton HOA fees/ POA fees can vary dramatically- from modest neighborhood dues to luxury community fees that include golf, marina access, and private security. This guide breaks down the current HOA and POA fees for Bluffton and Okatie communities, what they cover, and how they affect homeowners and buyers. Whether you’re researching Sun City Hilton Head, Rose Hill, Palmetto Bluff, Hampton Hall, or any other Bluffton community, this page gives you clear, updated information to help you budget confidently and avoid surprises at closing.
Bluffton HOA & POA Fees by Community
Below is a breakdown of current POA and HOA fees for Bluffton and Okatie communities. Fees are updated regularly and may vary slightly depending on lot type, condo vs. single-family home, or additional club memberships.
COMMUNITY |
HOA FEE |
ADDITIONAL FEES |
VIEW |
| Alston Park | $1,446 | Transfer Fee: 1x quarterly dues | Amenities & Listings→ |
| Bartons Run | $1,600 | Transfer Fee: 1%, $1,300 assessment, $300 Lawn Care | |
| Baynard Park | $1,840 | Transfer Fee: 25% of sales price POA, .25% BP Rec. Assoc. | |
| Belfair – Homes | $22,916 | Initiation fee: $100,000 | Amenities & Listings→ |
| – Belfair – Lots | $22,916 | Initiation fee: $100,000 + $500 mowing fee | |
| Berkeley Hall | $26,714 | Initiation fee: $115,000 | $6,935 National Golf Membership | Amenities & Listings→ |
| Bluffton Park – Homes | $800 | ||
| Bluffton Park – Townhomes | $1,668 | ||
| Brighton Oaks | $788 | ||
| Callawassie Island | $18,223 | One-time Capital Contribution: $75,000 | Amenities & Listings→ |
| Colleton River | $30,466 | Initiation fee: $125,000 | Amenities & Listings→ |
| Crescent | $2,727 | Transfer Fee: .5%, One time fee $375 | Amenities & Listings→ |
| Eagles Pointe | $1,508 | $100 New owner fee | Amenities & Listings→ |
| Edgefield | $600 | Transfer Fee: .25% | |
| Fern Lakes | $1,264 | ||
| Four Seasons at Carolina Oaks | $2,880 | $1,000 Cap. + $400, Resales- .33% Transfer Fee | |
| Gascoigne Bluff | $2,000 | ||
| Hampton Hall | $5,970 | Social membership: $28,000 + $1,493 capital fund fee | Amenities & Listings→ |
| Hampton Lake | $4,899 | Community enhancement fee: .05% of sales price + $150 admin fee. New construction fee: $875. Additional fees may apply. | Amenities & Listings→ |
| Hampton Pointe – Homes | $2,196 | Transfer fee: $900, Initiation Fee: $4,000, Riverton Pointe Social membership: $2,640/ year Optional: Golf Initiation Fee: $5,500, Golf dues: $580 |
Amenities & Listings→ |
| – Hampton Pointe – Carriage Homes | $2,196 + $1,800 | Transfer fee: $900, Initiation Fee: $4,000, Riverton Pointe Social membership: $2,640/ year Optional: Golf Initiation Fee: $5,500, Golf dues: $580 |
|
| Heritage at New Riverside | $1,080 | Transfer Fee: .25% of sales price. $750 Capital contribution | Amenities & Listings→ |
| Heritage Lakes | $603 | Transfer Fee: .25% | |
| Heyward Point | $2,650 | Transfer Fee: $2,200 | |
| Hidden Lakes | $996 | Transfer Fee: .5% of Sale Price | |
| Hilton Head Lakes | $1,965 | $207 Admin Fee. Transfer Fee: .25%. Irrigation Fees | Amenities & Listings→ |
| Island West | $1,661 | Transfer Fee: .25%. Special Assessment: $1,241 | |
| Lake Linden | $660 | Transfer Fee: 1x Quarter Assessment | |
| Lakes at New Riverside | $1,440 | $1,000 Capital Contribution, Resales Transfer fee: 1/4 of 1% | |
| Latitude at MARGARITAVILLE – Single Family Homes | $3,874 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | Amenities & Listings→ |
| – Latitude at MARGARITAVILLE – Village Homes | $4,419 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | |
| – Latitude at MARGARITAVILLE – Cottage Homes | $4,133 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | |
| Lawton Station | $1,500 | 1x Qtr. POA Fee + Mgmt. fee $150 | Amenities & Listings→ |
| Malind Bluff | $1,824 | ||
| May River Preserve | $2,200 | Transfer fee .5% of sale, builder/1st own-$500 | Amenities & Listings→ |
| Meadows at New Riverside | $566 | ||
| Mill Creek at Cypress Ridge – Homes | $1,586 | Transfer Fee: 1x POA fee +$50 | Amenities & Listings→ |
| – Mill Creek at Cypress Ridge – Townhomes | $2,520 – $2,802 | Transfer Fee: 1x POA fee +$51 | |
| Moss Creek – Homes | $8,112 | Membership fee: $50,000 + optional activity fee | Amenities & Listings→ |
| – Moss Creek – Lots | $6,726 | Membership fee: $50,000 + optional activity fee | |
| Oldfield | $12,594 | Club initiation fee: $41,500, OCA initiation fee $18,500 | Transfer fee: 1% of sales price (cap. $5,000) | Amenities & Listings→ |
| Palmetto Bluff | $5,660 + neighborhood | $50,000 + Homes- .75% of sales price | Homesites- 1% transfer of sales price & .75% for homes. Optional Club fee: $8,745 | Amenities & ARB Info→ |
| Palmetto Point Townes – Homes | $1,038 | Transfer Fee: $300 | |
| Palmetto Point Townes – Townhomes | $3,324 | Transfer Fee: $301 | |
| Parkside at Baynard Park | $1,440 | Transfer Fee: .5% of sale price | |
| Pine Forest Village | $786 | ||
| Pine Ridge | $540 | Transfer Fee: .25% of sales price | |
| Pinecrest | $900 | Transfer Fee: .25% of sales price | |
| Riverbend | $2,688 | Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $1,250. New construction fee $5,000. | |
| Rivers End | 0 | ||
| Riverton Pointe | $2,196 | Initiation Fee: $4,000, Social membership $210/mo., Transfer Fee: $900 | |
| Rose Dhu Creek | $2,100 | Transfer Fee: $5,000 | Amenities & Listings→ |
| Rose Hill – Homes | $2,800 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee | Amenities & Listings→ |
| – Rose Hill – Lots | $1,864 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee | |
| Sandy Pointe | $840 | ||
| Sawmill Creek | $300 | ||
| Sawmill Forest | $772 | ||
| Seagrass Station | $980 | 2x Monthly POA fee; $25 Admin Fee | |
| Shell Hall | $1,928 | $2,500 Transfer fee | Amenities & Listings→ |
| Southern Oaks at New Riverside – Homes | $902 | 1x quarterly POA | |
| Southern Oaks at New Riverside – Townhomes | $2,222 | 1x quarterly POA | |
| Spring Island | $7,698 | Initiation fee: $150,000 + Homes 1% trust fee + $500 cap. fee | Homesites 1.5% + $500 cap. fee | Club dues: $24,150/ year | Homes 1% trust fee on sale | |
| Stock Farm | $630 | ||
| Sun City | $2,688 – Sun City $3,540 – Sun City N |
Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $3,500 | Amenities & Listings→ |
| The Farm at Buckwalter | $1,015 | Transfer Fee: .25% of sales price | |
| The Haven at New Riverside | $3,048 | New Membership Fee: .33% of price. Comm. enhancement: $1,200, Admin fee: $400 | |
| The Landings at New Riverside | $1,764 | Transfer Fee: .5% + $125.00. Disclosure fee: $250.00 | |
| The Retreat at East Argent | $1,200 | ($300/ quarter) Admin Processing Fee: $500 | |
| The Retreat at Grande Oaks | $1,000 | Capital Contribution: $500 | |
| The Walk at Bluffton Square | $1,052 | Cap Contribution $166, Admin Fee $100 | |
| Traditions at Old Carolina | $1,165 | Transfer Fee: .25% of sale price | |
| University Park | $1,560 | Transfer Fee: .25% of sale price | |
| University Place – Homes | $800 | ||
| University Place – Townhomes | $1,680 | ||
| Victoria Bluff | $1,000 | Transfer Fee: .25% of sales price | |
| Village at Olde Town | $1,052 | Transfer Fee: $250 | |
| Wellstone at Bluffton | $1,620 | Transfer Fee: $500 | |
| Westbury Park | $1,764 | Transfer Fee: .25% of sales price, Admin Fee $150 | Amenities & Listings→ |
| Woodbridge | $700 |
Additional fees may apply in certain neighborhoods. Bluffton HOA Fees | Bluffton POA Fees are subject to change without notice. The information provided is not guaranteed. Please very all fee information independently.
What Are Typical HOA and POA Fees in Bluffton, SC?
HOA and POA fees in Bluffton typically range from $900 to over $4,000 per year, depending on the community, amenities, and level of maintenance provided. Master-planned communities like Palmetto Bluff, Colleton River, Belfair, and Hampton Hall often include gated security, fitness centers, pools, trails, and club access- so their fees reflect that. More moderately priced neighborhoods like Pine Ridge, The Willows, or Mill Creek at Cypress Ridge tend to have lower dues with fewer bundled amenities.
Many communities also charge a one-time capital contribution or transfer fee at closing- these range from a few hundred dollars to 1% of the home purchase price in gated luxury communities. Buyers are often surprised by this, so it’s important to factor both annual dues and up-front fees into your total cost of ownership.
What Do HOA and POA Fees Cover?
While fees vary by neighborhood, most Bluffton HOA/POA dues help maintain shared areas and community services. Common items covered include:
- Roads, landscaping & stormwater systems
- 24-hour gated security & access control (in gated communities)
- Community pools, clubhouses & fitness centers
- Tennis, pickleball & golf course maintenance
- Lagoons, trails & preserve land upkeep
- Trash removal, pest control, and neighborhood lighting
- Reserves for long-term repairs (roads, pools, docks, roofs, etc.)
Luxury communities like Palmetto Bluff, Belfair, Colleton River, and Berkeley Hall often include higher-end services — such as private golf, marinas, equestrian centers, river clubs, and resort-level amenities — which is why their fees are higher than traditional neighborhoods.
Why HOA & POA Fees Matter When Buying in Bluffton
HOA fees directly impact your monthly cost of living, mortgage approval ratios, and long-term budget. A $300/month fee can add the equivalent of over $60,000 in purchasing power lost. High initiation fees or transfer fees also impact your closing costs and potential resale.
From an investment perspective, well-managed HOA communities can protect property values, but poorly funded associations or rising dues can scare buyers away. That’s why savvy Bluffton buyers now ask:
- Are there upcoming assessments?
- Is the HOA financially stable?
- What percentage of dues goes to reserves vs operating costs?
- Do fees increase annually?
Search all MLS listings.
Types of Fees
Capital Improvement Fees, Enhancement Fees & Special Assessments
In addition to recurring annual fees, many Bluffton communities charge Capital Improvement Fees, Enhancement Fees, or Special Assessments. These are used for major upgrades like:
- Clubhouse renovations
- Amenity expansions (pools, fitness centers, etc.)
- Infrastructure updates
Capital Improvement Fees are usually one-time fees due at the time of purchase, while Enhancement Fees or Special Assessments are approved by the board for specific short-term projects.
Initiation, Processing, and Administrative Fees
Some Bluffton communities require an initiation fee from new property owners. This one-time charge helps cover the administrative costs of onboarding new members into the HOA or POA. Additional processing or admin fees may apply during resale or property transfer.
Real Estate Transfer Fees
A transfer fee- also known as a reconveyance fee, resale fee, or capital recovery fee- is sometimes imposed during the sale of a property. Typically paid at closing, this fee may be charged by the HOA/POA, the developer, or even the local municipality. Transfer fees often remain tied to the property and can apply to future sales as well.
Membership Fees for Bluffton Amenities
Many Bluffton communities offer or require membership fees for amenities such as:
- Golf courses
- Tennis clubs
- Swimming pools
- Fitness centers
- Social or dining clubs
In some cases, these memberships are optional, while others—especially golf course communities—require mandatory participation as a condition of ownership.
Bluffton FAQs.
What is the average HOA fee in Bluffton, SC?
Most Bluffton communities have HOA or POA fees ranging from $75 to $350 per month, or $900 to $4,200 per year. Larger master-planned or gated neighborhoods like Palmetto Bluff, Belfair, Hampton Hall, Colleton River, and Berkeley Hall may charge higher dues because they include golf, clubhouses, pools, security, and private amenities.
What do HOA and POA fees cover in Bluffton?
Typical fees cover neighborhood maintenance such as:
- Landscaping of common areas and entrance roads
- 24-hour gated security (in gated communities)
- Clubhouse, pool, fitness center, golf course, or marina upkeep
- Street lights, stormwater systems, lagoons, and preservation areas
- Trash pickup or pest control (varies by community)
Luxury communities may also include golf memberships, boat storage, river clubs, concierge services, or resort-style amenities.
What is the difference between an HOA and a POA in Bluffton?
- An HOA (Homeowners Association) usually manages one neighborhood or subdivision and focuses on residential property rules, amenities, and landscaping.
- A POA (Property Owners Association) often manages larger master-planned communities, multiple neighborhoods, commercial areas, and shared infrastructure such as roads, security gates, trails, or preserves.
In Bluffton, master communities like Palmetto Bluff or Sun City often operate under a POA structure.
Which Bluffton communities have the highest HOA or POA fees?
Generally, communities with private golf clubs, marinas, or resort-level amenities have higher fees. The Bluffton communities with some of the highest dues and initiation fees include:
- Palmetto Bluff
- Colleton River Club
- Berkeley Hall
- Belfair
- Hampton Hall & Hampton Lake
These often include membership fees, capital contributions, and transfer fees in addition to annual dues.
Are there Bluffton communities with low or no HOA fees?
Yes. Neighborhoods such as Pine Ridge, The Willows, Simmonsville Road area, or older sections of Bluffton may have very low annual fees or no HOA at all. These communities may not include landscaping, gated access, amenities, or shared recreational spaces- which is why the dues are lower.
Are Bluffton HOA fees tax-deductible?
HOA and POA fees are not tax-deductible for primary residences. However, if the property is used as a rental or investment, a portion of the fees may be deductible as a business expense. Always confirm with a licensed tax professional in South Carolina.
Do HOA fees increase every year?
Most Bluffton HOAs review their budgets annually and may increase dues to cover inflation, rising insurance costs, or community improvements. Some communities cap their annual increases, while others may add special assessments for major repairs like roads, pools, or stormwater systems. Before purchasing, ask for the HOA’s financial statements and reserve fund report.
What is a capital contribution or transfer fee?
A capital contribution (also called a transfer fee, start-up fee, or working capital fee) is a one-time payment due at closing when buying a home in an HOA or POA community. In Bluffton, this fee typically ranges from $500 to 1% of the purchase price, depending on the community. These funds go toward reserves, infrastructure maintenance, and community improvements.
Can HOA fees affect mortgage approval?
Yes. Lenders include HOA or POA dues when calculating your debt-to-income (DTI) ratio. A $300/month HOA fee could reduce your buying power by $50,000 or more, so it’s important to include fees early when estimating monthly payments and loan qualification.
Who do I contact to verify current HOA or POA fees?
You can request fee information from:
- The property owners association or HOA office
- The community’s website or management company
- Your real estate agent or closing attorney
- Recorded documents such as CC&Rs, bylaws, or resale certificates
Or, you can contact us directly — we verify fees for buyers and provide updated HOA/POA cost sheets for all Bluffton communities.
Bluffton HOA Fees | POA Fees
