HOA, property tax, insurance, closing add-ons, and golf — the full all-in annual number that listings never show you
A $550,000 Del Webb Grande Dunes home has a monthly mortgage payment — but four other recurring cost categories determine whether the actual cost of ownership fits your retirement budget. Most buyers who are surprised by their first year's expenses missed at least two of these categories during the purchase decision. This guide runs the full math so you are not among them.
We are running two scenarios: a 65+ primary resident who files all Horry County exemptions (the best-case tax scenario), and the same home owned as a second/vacation property where the owner does not qualify for primary residence treatment. The difference is large enough to affect whether the community is affordable at all for some buyers.
The difference between primary and non-primary status at Grande Dunes: approximately $4,800–$6,300 per year. Over 20 years: $96,000–$126,000. If you are buying as a second home with plans to establish primary residency later, the tax clock starts running the day you close — not when you decide to make the move permanent.
Del Webb communities charge community-specific fees at closing beyond standard transaction costs. Grande Dunes is no exception. These vary and are subject to change — verify current amounts with the sales office before submitting an offer. Typical Del Webb closing add-ons in this market:
| Fee | Typical Amount | Notes |
|---|---|---|
| Capital contribution / enhancement fee | ~0.25–0.5% of purchase price | On $550K: ~$1,375–$2,750 |
| Working capital / initiation fee | ~1–2× monthly HOA | On $300/mo HOA: ~$300–$600 |
| HOA document review / transfer fee | $200–$500 | Varies by transaction type |
These fees are above and beyond standard closing costs (title, escrow, lender fees). Factor them into your total acquisition budget before you make an offer.
| Community | Est. Annual Cost Ex-Mortgage (65+ primary) | Primary Differentiator |
|---|---|---|
| Del Webb Grande Dunes ($550K) | ~$11,200–$14,400 | Ocean Club, Intracoastal setting |
| Del Webb North MB ($500K) | ~$10,200–$13,200 | Closest beach, newest construction |
| Cresswind MB ($400K) | ~$7,400–$9,600 | Market Common walkability |
| Seasons PCW ($280K) | ~$4,800–$6,400 | Lowest cost true 55+ community |
| Myrtle Trace ($220K) | ~$2,600–$4,100 | Absolute lowest cost, inland Conway |
Tell us your target price, primary or second home, and whether you golf — we will run the full annual cost estimate for any Grand Strand community.
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