Myrtle Beach, SC · Del Webb / PulteGroup · Est. 2017 · 524 homes planned · Intracoastal Waterway setting · The premium Del Webb address on the Grand Strand
Del Webb at Grande Dunes sits within the master-planned Grande Dunes resort community in northern Myrtle Beach — a 2,200-acre development centered on the Intracoastal Waterway. The setting is legitimately distinctive: waterway views, access to the Grande Dunes Ocean Club (member-only beach facility), and proximity to the Resort Course golf. This is not a standard suburban subdivision. It is an address that commands a premium because the underlying land actually justifies one.
Construction began in 2017 and is still active as of 2026, meaning buyers have access to new construction while the community fills in around them. Del Webb builds to a consistent standard here — similar floor plan families to other PulteGroup communities, with upgrade packages that can push final prices well above the base range.
Del Webb residents within Grande Dunes have access to the Ocean Club — a private beach facility on the Atlantic. Membership is included for Del Webb residents at current rates. However, verify the exact terms with the sales office before purchasing: membership structures for resort amenities can change, and the specific beach access terms are not part of the HOA documentation itself.
Del Webb Grande Dunes HOA fees cover access to the community clubhouse and amenities, lawn care for common areas, and community maintenance. Individual lot lawn care varies — some lot types include it, others do not. Verify at the specific home level. The HOA does not cover golf at the Resort Course.
| Fee Component | Amount | Notes |
|---|---|---|
| Monthly HOA | ~$280–$320/mo (est.) | Verify current rate — active-build communities adjust fees |
| Annual HOA | ~$3,360–$3,840/yr | Covers amenities, common area maintenance |
| Capital contribution (resale) | ~1–2× monthly HOA | One-time at closing — verify exact amount |
| Community enhancement fee (resale) | Varies | Del Webb communities typically charge 0.25–0.5% of purchase price |
| Ocean Club membership | Included for Del Webb residents | Verify current inclusion terms |
| Resort Course golf | Separate — not included | Public course; resident preferred pricing available |
| Estimated annual housing cost (ex-mortgage, ex-golf, 65+ primary) | ~$8,000–$11,000/yr depending on insurance and tax | |
Del Webb communities consistently charge resale transfer fees that listing agents do not highlight upfront. On a $500,000 Grande Dunes resale, expect $1,500–$4,000 in community-specific closing add-ons beyond standard closing costs. This is not unusual for Del Webb — but it needs to be in your budget before you make an offer, not after.
This is the comparison every buyer in this market eventually reaches. Two Del Webb communities, same builder, 15 miles apart, different prices, different settings, different completion stage. Here is the honest comparison:
The question is whether the Intracoastal setting, Ocean Club access, and more established community at Grande Dunes is worth the price premium over North Myrtle Beach. For buyers who will use the beach club frequently, it often is. For buyers who mostly want a Del Webb amenity package in a 55+ community near the coast, North Myrtle Beach delivers the same core experience for less.
See the full side-by-side: Del Webb Grande Dunes vs Del Webb North Myrtle Beach — full comparison →
Resort-style clubhouse with indoor and outdoor gathering spaces, catering kitchen, and event facilities.
Full fitness facility with cardio, strength equipment, and group fitness classes. Indoor and outdoor options.
Resort-style pool and hot tub. Year-round use in the Grand Strand climate. Aqua fitness programming.
Year-round lap pool for serious swimmers and aqua fitness in cooler months.
Multiple courts — one of the most-used amenities at every Del Webb community. Organized leagues and open play.
Lighted courts with organized leagues. Clinics available. Shared scheduling system.
Outdoor courts for both sports. Organized competition and casual use throughout the week.
Private beach facility on the Atlantic. Pool, food and beverage, beach access. Verify current inclusion terms.
Paths through the Grande Dunes master community and along the Intracoastal Waterway.
Enclosed off-leash area. Pet-friendly community throughout trails and common areas.
Del Webb Grande Dunes sits in Horry County, South Carolina. Property tax for a primary residence qualifying for the 4% owner-occupant ratio and 65+ homestead exemption is materially lower than the same home owned as a second home or investment property.
| Scenario | Assessment | Est. Annual Tax |
|---|---|---|
| 65+ primary resident with homestead exemption | 4% on ($price – $50K), school mills exempt | ~$900–$1,400/yr on $450K home |
| Primary resident under 65 | 4% ratio, school operating mills exempt | ~$1,100–$1,600/yr on $450K home |
| Second home / non-primary / investor | 6% ratio, full millage including school | ~$4,000–$5,000/yr on $450K home |
The annual savings for a qualifying 65+ primary resident vs a non-primary owner on the same $450,000 home is roughly $2,600–$3,600 per year. Two separate filings required: the 4% legal residence ratio with the Horry County Assessor (within the year of purchase), and the 65+ homestead exemption with the Horry County Auditor (by December 31 of the qualifying year).
See the full guide: Horry County property tax guide with complete millage math →
Tell us the home price, whether you'll use the beach club, and your current state — we'll build your complete annual cost estimate.
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