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Talk to a Specialist →Annual carrying cost, owner-occupied 65+
These are illustrative annual costs for a representative home in each community, assuming it's your legal residence (4% assessment ratio) and you've filed the $50,000 over-65 homestead exemption. Insurance assumes a standard inland homeowners policy; add flood where applicable.
| Community | Area | Typical price | HOA / yr | Property tax / yr | Insurance / yr |
|---|---|---|---|---|---|
| Hulon Greene | West Columbia | ~$370K | ~$2,400 | ~$1,300 | ~$1,600 |
| Cross Creek | Lexington | ~$380K | ~$2,000 | ~$1,400 | ~$1,700 |
| The Ponds at Cobblestone Park | Blythewood | ~$375K | ~$2,600 | ~$1,400 | ~$1,700 |
| Executive Courtyards at Lake Carolina | NE Columbia | ~$400K | ~$3,000 | ~$1,500 | ~$1,700 |
| ClubRidge at Woodcreek Farms | Elgin | ~$520K+ | ~$2,400 | ~$2,000 | ~$2,100 |
| The Woodlands at Saluda River Club | Columbia (W) | ~$600K+ | ~$2,800 | ~$2,300 | ~$2,400 |
Illustrative figures for comparison only. HOA dues vary by section and whether the community is part of a larger master-plan with shared amenities; property tax varies by exact millage and home value; insurance varies by carrier, roof age and flood zone. Confirm current figures before making decisions.
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What moves your number most
- Filing for 4% + homestead — the single biggest lever; skip it and tax can double. See the 4% vs 6% guide.
- Master-plan amenity dues — communities inside a larger development (Cobblestone Park, Saluda River Club) may carry layered HOA fees for golf/clubhouse access.
- Flood zone — adds a separate premium near creeks, ponds and Lake Murray; usually modest inland. See the flood guide.
Figures compiled from community HOA disclosures, county millage and the South Carolina assessment-ratio and homestead rules. Illustrative and for comparison only — not an appraisal or tax determination.