30 questions buyers ask most — answered honestly, with real numbers
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Talk to a Specialist →No. Sun City's HOA covers all amenity campuses, fitness centers, pools, and sports courts — but golf requires a separate optional annual plan ranging from $335 (9-hole single) to $4,481 (premium couple). Budget for golf separately from the HOA.
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Talk to a Specialist →Approximately 12–15 miles from Hilton Head Island beaches — 20–30 minutes in normal traffic, up to 40–50 minutes on summer weekends when island traffic backs up.
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Talk to a Specialist →0.33% of purchase price + $300 administrative fee + $3,500 enhancement fee. On a $450K home: approximately $5,285. This is not disclosed in MLS listings and is rarely mentioned by listing agents.
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Talk to a Specialist →Sun City original HOA: approximately $224/month. Sun City North: approximately $295/month. The $852/year difference reflects newer infrastructure and the $45M North amenity complex opening in 2026. Different home vintages (1995–2015 original vs 2010s–present in North).
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Talk to a Specialist →No. Latitude Margaritaville is in Hardeeville, SC — approximately 35–40 minutes from Hilton Head Island beaches in normal traffic. The "Hilton Head" in the name refers to the broader market area, not the island.
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Talk to a Specialist →Some parcels are in Beaufort County, some in Jasper County. The community straddles the county line. Verify your specific lot's county before purchasing — the county determines your millage rate and which exemption offices to file with.
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Talk to a Specialist →A $50,000 reduction in fair market value before assessment for qualifying homeowners aged 65 or older. Must be filed with the County Auditor by December 31 of the qualifying year, after one full calendar year of SC residency.
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Talk to a Specialist →No. SC exempts Social Security benefits 100% from state income tax — regardless of income level.
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Talk to a Specialist →SC primary residences are assessed at 4% of value; second homes and investment properties at 6%. File with the County Assessor within the year of purchase. On a $500K home, this saves approximately $1,500–$2,500/year compared to the 6% rate.
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Talk to a Specialist →The Reserve at Cypress Ridge at $132/month ($1,585/year) — which includes individual lawn care and full Mill Creek amenity access. Among standalone 55+ communities: Sun City Hilton Head original section at $224/month.
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Talk to a Specialist →Yes. Individual lot lawn care is included in The Haven's $254/month HOA — one of its key advantages over Sun City, Four Seasons, and Latitude, none of which universally include individual lawn care.
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Talk to a Specialist →1/3% of purchase price (new member fee) + 1.25% of purchase price (community enhancement assessment). On $500K: approximately $7,917 — the highest of any community in this market.
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Talk to a Specialist →Yes, actively building as of 2026. K. Hovnanian is the builder. It has the lowest closing add-ons in the market ($1,400 total) and the newest clubhouse (completed late 2024).
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Talk to a Specialist →Lennar's program includes upgrades — quartz countertops, luxury vinyl plank, smart home technology, stainless appliances — as standard that other builders charge $25,000–$50,000 extra for. Compare full specifications, not base prices, when evaluating Lennar vs Del Webb or K. Hovnanian.
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Talk to a Specialist →Approximately $2,400–$3,600/year for a $430K–$500K home in inland Bluffton. Higher than most inland states due to coastal SC county designation, but significantly lower than coastal Florida.
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Talk to a Specialist →Varies by lot — Sun City spans multiple flood zones. Some homes require no flood insurance; others require policies that cost $800–$3,000/year. Verify FEMA flood zone designation at the specific lot level before purchasing, not at the community level.
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Talk to a Specialist →Most communities permit rentals with restrictions on minimum rental periods and 55+ occupancy requirements. Short-term (VRBO/Airbnb-style) rentals are generally prohibited in all Bluffton 55+ communities. Read the CC&Rs for your specific community.
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Talk to a Specialist →Dramatically lower. A qualifying 65+ primary owner on a $500K home in Beaufort County pays approximately $1,000–$1,400/year. In Monmouth or Ocean County NJ, the same home commonly pays $11,000–$14,000/year. The 10-year difference exceeds $90,000.
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Talk to a Specialist →Hilton Head Hospital (on-island), Beaufort Memorial (20 miles), and Memorial Health in Savannah (35 minutes) for major care. MUSC in Charleston (90 minutes) is the regional academic medical center for complex specialty care.
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Talk to a Specialist →No. Only Sun City Hilton Head has golf on-site (54 holes). Latitude Margaritaville, The Haven, Four Seasons at Carolina Oaks, Four Seasons at Hilton Head Lakes, and The Reserve at Cypress Ridge all have no on-site golf.
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Talk to a Specialist →No. South Carolina fully exempts military retirement pay from state income tax — one of the strongest military retirement exemptions in the country.
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Talk to a Specialist →Del Webb's stay-and-play program where prospective buyers stay in a furnished model home for 2–5 nights to experience the community. Book 4–8 weeks in advance through the Sun City sales center on Sun City Lane in Okatie.
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Talk to a Specialist →$329.11/month for single-family homes, $348.65/month for cottages, $374.56/month for villas — per 2026 published rates. The rate varies by home type, not location within the community.
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Talk to a Specialist →Over 8,000 homes across approximately 5,700 acres in Bluffton's Okatie area. It is the largest 55+ community in South Carolina and one of the largest in the country.
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Talk to a Specialist →Federal law (HOPA) requires that at least 80% of occupied units have at least one resident 55 or older. Individual communities may have stricter policies — verify in the CC&Rs for each community. Generally, at least one occupant must be 55+ in every home.
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Talk to a Specialist →At the 6% assessment ratio with full millage, a $430K second home in Beaufort County pays approximately $4,200–$4,800/year — 3–4 times what a qualifying 65+ primary resident pays on the same home.
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Talk to a Specialist →Sun City Hilton Head has the deepest and most liquid resale market in SC 55+ communities — 30 years of transaction history and hundreds of comparable sales. Four Seasons Carolina Oaks and Latitude Margaritaville are too new to have established long-term resale value histories.
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Talk to a Specialist →The Haven at New Riverside (Del Webb quality, intimate scale, lawn care included), Four Seasons at Carolina Oaks (newest clubhouse, lowest closing fees), and The Reserve at Cypress Ridge (lowest monthly cost) are all strong options for non-golfers.
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Talk to a Specialist →September through November historically offers the best buyer leverage — sellers who listed in spring and summer are more motivated, and Northern buyer competition peaks January–April. September closings can avoid that competition.
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Talk to a Specialist →Beaufort County property taxes are approximately $1,500–$3,500/year lower than Sarasota or Collier County. SC homeowners insurance averages $1,500–$4,000/year less than current Florida coastal rates. Florida has no state income tax (meaningful advantage for higher-income retirees). The financial gap between FL and SC has narrowed significantly as Florida insurance costs have risen 40–80% since 2021.
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