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Hilton Head neighborhoods
What each community on the island is, how you get in, what the association charges and controls, beach and water access, rental rules, and the kinds of homes for sale there. Sourced from the communities' own documents and the Town.
Gated communities · Neighborhoods without gates · Private communities without a staffed gate
Gated communities
Hilton Head Plantation: what to know before you buyNorth-end gated community of about 4,300 homes: low dues, capped buyer transfer fee, 6-month leases, sound-side beach.
Indigo Run: what to know before you buyCentral gated community of 974 home sites: five gates, optional golf, 3x-assessment transfer fee, 6-month leases.
Long Cove Club: what to know before you buyMid-island single-family club community on Broad Creek: membership comes with the deed, $75,000 initiation, 6-month leases.
Palmetto Hall: what to know before you buyNorth-end golf community of 523 lots: one gate, required club membership, $3,400 capital fee at closing, mostly Zone X.
What should you know before buying in Leamington?Two neighborhoods, two rental rules: 2026 assessments, the 0.75% residential enhancement fee, gates and golf carts.
What should you know before buying in Palmetto Dunes?2026 assessment, the 0.5% enhancement fee, the repurchase waiver, rental pass tiers, ARB tiers and beach access.
What should you know before buying in Port Royal Plantation?The 180-day rental rule, 2026 assessment, 0.5% transfer fee, 21 beach paths, guest passes and PAB fees.
What should you know before buying in Sea Pines?2026 CSA assessment, gate pass and decal rules, rental registration fees, ARB fees and beach access.
What should you know before buying in Shipyard?Gates, owner and renter decals, the golf cart ban, beach club access, ARB fees and what isn't published.
What should you know before buying in Wexford?The lock and harbour, slips, ASC review fees and design rules, and the costs you have to request.
Windmill Harbour: what to know before you buyLocked-harbor community on Jenkins Island: deeded slips, outside Town limits, transfer fee equal to a year's dues.
Neighborhoods without gates
Folly Field: what to know before you buyUngated beach area mid-island: two Town beach parks, a single-family overlay, villa regimes, mostly AE and VE flood zones.
Historic Gullah neighborhoods on Hilton Head: land, title and Town rulesThirteen Town-recognized neighborhoods dating to the 1860s: family land, heirs' property title issues and the Town's family compound rules.
Mid-island Hilton Head: what to know before you buyUngated land around the airport and the Town's planned Mid-Island park: RM-4 zoning, airport overlays, mixed flood zones.
North Forest Beach: what to know before you buyUngated oceanfront streets northeast of Coligny: voluntary association, Town overlay rules, VE and AE flood zones.
South Forest Beach: what to know before you buyUngated streets between Coligny and Sea Pines: Alder Lane beach access, voluntary association, mixed flood zones.