Bluffton, SC · K. Hovnanian · ~400 homes · Gated · 2024 clubhouse · Lowest closing add-ons in the Bluffton 55+ market — and the most modern homes available
Four Seasons at Carolina Oaks is built by K. Hovnanian and sits in a wooded gated setting within Bluffton proper. Its clubhouse — one of the most modern amenity facilities in any Bluffton 55+ community — opened in late 2024. At approximately 400 homes it is the smallest of the active new-construction communities in the market.
K. Hovnanian designs are intentionally different from Del Webb. Open-concept layouts, 10-foot ceilings, high-spec standard finishes (quartz, luxury vinyl plank, stainless steel) come included where other builders charge upgrade fees. Buyers who have toured Del Webb models and found them dated-feeling consistently respond differently to Hovnanian floor plans.
Four Seasons at Carolina Oaks charges $1,000 capital contribution + $400 administrative fee = $1,400 total at closing. Sun City charges $5,285+. The Haven charges $7,917+. On a $500K purchase, Four Seasons buyers save $3,885 vs Sun City and $6,517 vs The Haven — before negotiating on price. For buyers stretching to a price point, this is real money.
| Component | Annual | Notes |
|---|---|---|
| Annual POA fee | $3,180 (~$265/mo) | 2025–2026 published rate |
| One-time closing add-ons | $1,400 (total) | Lowest of any community in this market |
| Property tax (est. $550K, 65+ primary) | ~$1,400–$1,700/yr | Beaufort County, 4% ratio + homestead exemption |
| Homeowners insurance | ~$2,400–$3,800/yr | New construction rates; verify flood zone by lot |
| Est. annual housing costs (ex-mortgage) | ~$7,200–$8,700/yr ($600–$725/mo) | |
Single-clubhouse community — appropriately sized for 400 homes. The 2024 facility is the newest amenity center in the Bluffton 55+ market:
Modern open-concept facility with fitness center, event rooms, billiards, gathering spaces, and community management offices.
Outdoor pool with hot tub and lounge areas. Aqua fitness and open swim. Year-round use in Bluffton's mild climate.
Most popular amenity since day one. Multiple courts with organized leagues and open play.
Organized competition and casual play throughout the week.
Enclosed off-leash area. Pet-friendly community throughout.
Wooded perimeter trails through natural Lowcountry landscape.
No golf on-site. No indoor pool. No performing arts theater. This is a single-clubhouse community — buyers who need Sun City-scale programming should look at Sun City.
We can run a full cost comparison against Sun City and The Haven for your specific budget.
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