Short answer: Leamington is a 460-acre gated beach community next to Palmetto Dunes in the middle of Hilton Head Island, run by Leamington Association, Inc. It has two neighborhoods: a residential side where short-term rentals aren't permitted, and a villa side of 510 oceanfront and second-row villas where they are. For 2026 the residential assessment is $3,585 a year and the villa assessment is $1,025, and residential buyers pay an enhancement fee of 0.75% of the purchase price with no cap. Residents may drive personal golf carts inside the gates.
Key facts
- Size: 460 acres next to Palmetto Dunes Resort (Leamington Association).
- Two neighborhoods: Residential, described in the association's brochure as 306 homes and 60 oceanfront villas; and Villa, with 510 oceanfront and second-row villas (Leamington Association).
- Rentals: short-term rentals not permitted in the Residential neighborhood, permitted in the Villa neighborhood (Leamington Association).
- 2026 assessments: $3,585 a year residential, $1,025 a year villa; watercraft storage $250 a year (Leamington fact sheet, revised January 26, 2026).
- Enhancement fee: 0.75% of the purchase price on residential sales, no cap. The association's brochure says villas have no enhancement fee (Leamington Association).
- Golf carts: residents may use personal golf carts within the gated community (Leamington Association).
- Gate: the Leamington 278 Gate House checks in residential visitors from 9 a.m. to 7 p.m.; other times and villa visitors go through the Palmetto Dunes South Gate (Palmetto Dunes POA).
- Management: IMC Resort Services, 843-785-4775 (Leamington Association).
How is Leamington different from Palmetto Dunes?
Leamington is next to Palmetto Dunes and shares its lagoon system and resort golf, but it is a separate community with its own association, assessments and covenants. Development began in 1985, and Leamington had already moved to its own homeowner associations before Greenwood handed Palmetto Dunes' common areas to the Palmetto Dunes POA in 2006. The Palmetto Dunes POA's resort acreage figure of 1,826 acres includes Leamington and Shelter Cove, which is why some sources lump them together.
For a buyer, the practical differences are the rental rule on the residential side, golf cart use, the higher residential assessment and the residential enhancement fee.
Which side of Leamington can you rent?
It depends on the neighborhood. The association says short-term rentals are not permitted in the Residential neighborhood and are permitted in the 510-unit Villa neighborhood. If rental income matters to you, confirm which neighborhood a property is in before you go further, then read the covenants and any villa regime's rules for leasing terms. The association posts its covenants, by-laws and rules in a members' section, so ask for them with the resale documents.
Villa owners who rent for less than 30 days also need the Town of Hilton Head Island's short-term rental permit.
What will you pay?
| Fee (2026) | Residential | Villa |
|---|---|---|
| Annual association assessment | $3,585 | $1,025 |
| Enhancement fee at purchase | 0.75% of price, no cap | None, per the association's brochure |
| Watercraft storage (optional) | $250 a year |
On a $1,500,000 residential home the enhancement fee is $11,250, and the Town of Hilton Head Island's 0.25% transfer fee adds $3,750. Villa owners usually also pay regime dues for their building. Golf and tennis memberships are sold separately; the association's brochure says golf membership carries no assessments. Confirm current figures and who pays the enhancement fee in the resale documents; our community transfer fee guide has the checklist.
How do you get in, and can you drive a golf cart?
The residential neighborhood has private access from US 278 through the Leamington 278 Gate House, which checks in authorized residential visitors daily from 9 a.m. to 7 p.m. Outside those hours, and for villa visitors, guests get a pass and enter through the Palmetto Dunes South Gate, according to the Palmetto Dunes POA.
Leamington's association says its residential neighborhood is the only private beach community on the island where residents may use personal golf carts within the gates, and its brochure says golf members may use personal carts on the Arthur Hills course. Outside the gates, state law governs: a golf cart needs a $5 SCDMV permit and, without a local ordinance, may run only in daylight on secondary roads with speed limits of 35 mph or less, within 4 miles of the registered address or of a gated community's gate.
What amenities come with the residential side?
Residential owners have a security gate with direct beach access and parking for golf carts, cars and bicycles, and a beach pavilion that can be reserved for private parties. The Recreation Center has a pool, canoe and kayak launch onto the 11-mile Palmetto Dunes lagoon system, playground, pavilion and watercraft storage. Battery-powered boats, canoes and kayaks are allowed on the lagoon. The association also notes an 18-hole public golf course inside its gates.
Exterior changes go through the association's Architectural Review Board, which has its own rules and front yard guidelines, and open houses are limited to Sundays from noon to 5 p.m. with no signs or balloons.
How we help
We send Leamington listings, confirm whether a property is on the residential or villa side, and request the association and regime resale documents so the assessment, enhancement fee and leasing rules are clear before you're under contract. We also pull the flood zone and any elevation certificate filed with the Town.
What about flood zones?
Oceanfront and lagoon-side properties can fall in different flood zones from those a street away. Look up the exact parcel with the Town's flood hazard search or FEMA's map service and read our flood zone guide.
Questions
Can you rent a Leamington home short term?
Not in the Residential neighborhood, where the association says short-term rentals aren't permitted. They are permitted in the Villa neighborhood's 510 oceanfront and second-row villas, subject to the Town's short-term rental permit and any regime rules.
What is the Leamington enhancement fee?
Residential sales carry an enhancement fee of 0.75% of the purchase price with no cap, according to the association's 2026 fact sheet. Its brochure says villas have no enhancement fee. The Town's 0.25% transfer fee applies on top.
Is Leamington part of Palmetto Dunes?
No. Leamington has its own association and assessments, though it borders Palmetto Dunes and shares its lagoon system and resort golf. Some visitors enter through the Palmetto Dunes South Gate.
Sources
- Leamington fact sheet, revised January 26, 2026, Leamington Association, Inc. (checked October 2026)
- Leamington brochure, Leamington Association, Inc. (checked October 2026)
- Leamington Association home page (checked October 2026)
- Guest Passes, Palmetto Dunes Property Owners Association (checked October 2026)
- History, Palmetto Dunes Property Owners Association (checked October 2026)
- SC Code Title 56, Chapter 2 (golf carts), South Carolina Legislature (checked October 2026)