Understanding POA and HOA Fees in Bluffton, SC
Introduction to Community Dues in the Lowcountry
When purchasing property in the greater Bluffton area of South Carolina, it is crucial to understand the various mandatory community fees. These assessments ensure the maintenance, operation, and enhancement of shared amenities and infrastructure within private neighborhoods. The primary governing bodies are the Property Owners Association (POA) and the Homeowners Association (HOA), though the terms are often used interchangeably in the Lowcountry.
POA vs. HOA vs. Club Dues
While the functions of an HOA and POA are very similar—setting rules, collecting dues, and maintaining common areas—there are subtle differences often observed in Bluffton communities:
POA (Property Owners Association): The term POA is frequently used in master-planned communities or large developments. A POA typically governs all properties (improved and unimproved lots) within a larger area and manages major infrastructure like main roads, security gates, and large common preserves.
HOA (Homeowners Association): HOAs are generally associated with smaller subdivisions or sub-associations within a master community.
Club Dues: These are separate from HOA/POA assessments. They are mandatory or optional fees for access to private amenities like golf courses, marinas, exclusive fitness centers, and social events. Club dues often involve a significant one-time initiation fee and separate recurring annual or monthly fees.
Regime Fees: Often referred to in South Carolina, a Regime Fee is specific to a horizontal property regime (condo or villa complex). These fees are usually paid monthly and cover exterior maintenance, insurance, landscaping, and sometimes utilities for the unit structure itself.
Key Types of Fees to Anticipate
Beyond the standard annual operating budget assessment, potential buyers should be aware of several other fees that may be levied:
Annual/Recurring Assessments
This is the main fee (usually billed annually or semi-annually) that covers the community's general operating expenses. These include:
Landscaping and maintenance of common grounds.
Security and gate operations.
Maintenance of neighborhood amenities (pools, tennis courts, clubhouses, playgrounds).
Administrative costs and insurance for common areas.
Initiation and Capital Contribution Fees
These are non-refundable, one-time fees paid by the buyer at closing. They are used to build up the community's Capital Reserve Fund or to fund major infrastructure improvements.
Initiation Fee: A significant, one-time charge, especially common in luxury or club-based communities (e.g., $15,000 to over $100,000 in some high-end Bluffton communities).
Capital Contribution/Community Enhancement Fee: Often calculated as a percentage of the sales price (e.g., 0.25% to 1% of the sale price) or a flat fee.
Transfer Fees (Resale Fees)
A fee charged when a property is sold or transferred. It covers the administrative costs associated with updating ownership records and is typically paid by either the buyer or the seller, as specified in the community's covenants. Transfer fees are often calculated as a percentage of the sale price (e.g., $100 or 1/4 of 1% of the sale price).
Special Assessments
These are temporary fees levied when a community needs to fund a major, unexpected expense or a large capital project that the existing reserve fund cannot cover (e.g., major road repair, seawall maintenance, or hurricane damage recovery). They are typically paid in installments over a fixed period.
| COMMUNITY | HOA FEE | ADDITIONAL FEES | |
| Alston Park | $1,446.00 | Transfer Fee: 1x quarterly dues | |
| Bartons Run | $1,600.00 | Transfer Fee: 1%, $1,300 assessment, $300 Lawn Care | |
| Baynard Park | $1,840.00 | Transfer Fee: 25% of sales price POA, .25% BP Rec. Assoc. | |
| Belfair – Homes | $22,916.00 | Initiation fee: $100,000 | |
| – Belfair – Lots | $22,916.00 | Initiation fee: $100,000 + $500 mowing fee | |
| Berkeley Hall | $26,714.00 | Initiation fee: $115,000 | $6,935 National Golf Membership | |
| Bluffton Park – Homes | $800.00 | ||
| Bluffton Park – Townhomes | $1,668.00 | ||
| Brighton Oaks | $788.00 | ||
| Callawassie Island | $18,223.00 | One-time Capital Contribution: $75,000 | |
| Colleton River | $30,466.00 | Initiation fee: $125,000 | |
| Crescent | $2,727.00 | Transfer Fee: .5%, One time fee $375 | |
| Eagles Pointe | $1,508.00 | $100 New owner fee | |
| Edgefield | $600.00 | Transfer Fee: .25% | |
| Fern Lakes | $1,264.00 | ||
| Four Seasons at Carolina Oaks | $2,880.00 | $1,000 Cap. + $400, Resales- .33% Transfer Fee | |
| Gascoigne Bluff | $2,000.00 | ||
| Hampton Hall | $5,970.00 | Social membership: $28,000 + $1,493 capital fund fee | |
| Hampton Lake | $4,899.00 | Community enhancement fee: .05% of sales price + $150 admin fee. New construction fee: $875. Additional fees may apply. | |
| Hampton Pointe – Homes | $2,196.00 | Transfer fee: $900, Initiation Fee: $4,000, Riverton Pointe Social membership: $2,640/ year | |
| Optional: Golf Initiation Fee: $5,500, Golf dues: $580 | |||
| – 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 | $1,080.00 | Transfer Fee: .25% of sales price. $750 Capital contribution | |
| Heritage Lakes | $603.00 | Transfer Fee: .25% | |
| Heyward Point | $2,650.00 | Transfer Fee: $2,200 | |
| Hidden Lakes | $996.00 | Transfer Fee: .5% of Sale Price | |
| Hilton Head Lakes | $1,965.00 | $207 Admin Fee. Transfer Fee: .25%. Irrigation Fees | |
| Island West | $1,661.00 | Transfer Fee: .25%. Special Assessment: $1,241 | |
| Lake Linden | $660.00 | Transfer Fee: 1x Quarter Assessment | |
| Lakes at New Riverside | $1,440.00 | $1,000 Capital Contribution, Resales Transfer fee: 1/4 of 1% | |
| Latitude at MARGARITAVILLE – Single Family Homes | $3,874.00 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | |
| – Latitude at MARGARITAVILLE – Village Homes | $4,419.00 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | |
| – Latitude at MARGARITAVILLE – Cottage Homes | $4,133.00 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 | |
| Lawton Station | $1,500.00 | 1x Qtr. POA Fee + Mgmt. fee $150 | |
| Malind Bluff | $1,824.00 | ||
| May River Preserve | $2,200.00 | Transfer fee .5% of sale, builder/1st own-$500 | |
| Meadows at New Riverside | $566.00 | ||
| Mill Creek at Cypress Ridge – Homes | $1,586.00 | Transfer Fee: 1x POA fee +$50 | |
| – Mill Creek at Cypress Ridge – Townhomes | $2,520 – $2,802 | Transfer Fee: 1x POA fee +$51 | |
| Moss Creek – Homes | $8,112.00 | Membership fee: $50,000 + optional activity fee | |
| – Moss Creek – Lots | $6,726.00 | Membership fee: $50,000 + optional activity fee | |
| Oldfield | $12,594.00 | Club initiation fee: $41,500, OCA initiation fee $18,500 | Transfer fee: 1% of sales price (cap. $5,000) | |
| 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 | |
| Palmetto Point Townes – Homes | $1,038.00 | Transfer Fee: $300 | |
| Palmetto Point Townes – Townhomes | $3,324.00 | Transfer Fee: $301 | |
| Parkside at Baynard Park | $1,440.00 | Transfer Fee: .5% of sale price | |
| Pine Forest Village | $786.00 | ||
| Pine Ridge | $540.00 | Transfer Fee: .25% of sales price | |
| Pinecrest | $900.00 | Transfer Fee: .25% of sales price | |
| Riverbend | $2,688.00 | Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $1,250. New construction fee $5,000. | |
| Rivers End | $0.00 | ||
| Riverton Pointe | $2,196.00 | Initiation Fee: $4,000, Social membership $210/mo., Transfer Fee: $900 | |
| Rose Dhu Creek | $2,100.00 | Transfer Fee: $5,000 | |
| Rose Hill – Homes | $2,800.00 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee | |
| – Rose Hill – Lots | $1,864.00 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee | |
| Sandy Pointe | $840.00 | ||
| Sawmill Creek | $300.00 | ||
| Sawmill Forest | $772.00 | ||
| Seagrass Station | $980.00 | 2x Monthly POA fee; $25 Admin Fee | |
| Shell Hall | $1,928.00 | $2,500 Transfer fee | |
| Southern Oaks at New Riverside – Homes | $902.00 | 1x quarterly POA | |
| Southern Oaks at New Riverside – Townhomes | $2,222.00 | 1x quarterly POA | |
| Spring Island | $7,698.00 | 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 | $630.00 | ||
| Sun City | $2,688 – Sun City | Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $3,500 | |
| $3,540 – Sun City N | |||
| The Farm at Buckwalter | $1,015.00 | Transfer Fee: .25% of sales price | |
| The Haven at New Riverside | $3,048.00 | New Membership Fee: .33% of price. Comm. enhancement: $1,200, Admin fee: $400 | |
| The Landings at New Riverside | $1,764.00 | Transfer Fee: .5% + $125.00. Disclosure fee: $250.00 | |
| The Retreat at East Argent | $1,200.00 | ($300/ quarter) Admin Processing Fee: $500 | |
| The Retreat at Grande Oaks | $1,000.00 | Capital Contribution: $500 | |
| The Walk at Bluffton Square | $1,052.00 | Cap Contribution $166, Admin Fee $100 | |
| Traditions at Old Carolina | $1,165.00 | Transfer Fee: .25% of sale price | |
| University Park | $1,560.00 | Transfer Fee: .25% of sale price | |
| University Place – Homes | $800.00 | ||
| University Place – Townhomes | $1,680.00 | ||
| Victoria Bluff | $1,000.00 | Transfer Fee: .25% of sales price | |
| Village at Olde Town | $1,052.00 | Transfer Fee: $250 | |
| Wellstone at Bluffton | $1,620.00 | Transfer Fee: $500 | |
| Westbury Park | $1,764.00 | Transfer Fee: .25% of sales price, Admin Fee $150 | |
| Woodbridge | $700.00 | ||
| 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. | |||