From the oceanfront resort communities of the south end to the deepwater harbors and private golf clubs of the north end, every Hilton Head Island community has its own character. Compare price ranges, fees, beach and boating access, and rental rules below, then browse current listings in the communities that fit your plans.
Communities on Hilton Head Island, SC
Each guide includes price ranges, amenities, HOA fees, and community details.
Folly Field
A non-gated mid-island beach area with villas, condos, and cottages near Folly Field and Burkes Beach, and one of the more approachable ways to own near the ocean.
Forest Beach
Non-gated beachside neighborhoods north and south of Coligny, where homes and villas sit a short walk or bike ride from the sand, shops, and restaurants.
Hilton Head Plantation
The island's largest gated community, spread across the north end with four golf courses, the Whooping Crane Conservancy, Skull Creek waterfront, and a strong year-round neighborhood feel.
Indigo Run
A gated mid-island community of distinct neighborhoods, from Golden Bear golf homes to Broad Creek estates in River Club, with Jack Nicklaus-designed golf and a central location.
Leamington
A private enclave inside Palmetto Dunes with its own second gate, home to the landmark Leamington Lighthouse and homes set along lagoons and fairways, with full access to Palmetto Dunes' beach, golf, and Shelter Cove.
Long Cove
A private golf club community on Broad Creek built around a celebrated Pete Dye course, with marsh and creek views, its own marina, and a quiet residential pace.
Palmetto Dunes / Shelter Cove
A mid-island resort community with three miles of beach, championship golf by Robert Trent Jones, George Fazio, and Arthur Hills, an 11-mile lagoon system, and Shelter Cove Harbour next door.
Palmetto Hall
A gated north-end community with two championship courses by Arthur Hills and Robert Cupp, an active clubhouse, and generous homesites close to the bridges and the island airport.
Port Royal
An oceanfront gated community on the island's northeast shore, with large wooded homesites, the Port Royal Golf Club, and a beachfront that includes the historic Fort Walker site.
Sea Pines
The island's original resort community, founded in 1956 on the south end. Home to Harbour Town Golf Links and the RBC Heritage, the iconic lighthouse, a 605-acre forest preserve, and miles of beach.
Shipyard
A gated community minutes from Coligny, with 27 holes of golf, a well-known tennis center, beach access, and a mix of villas and single-family homes along lagoons and fairways.
Spanish Wells
A small, private gated enclave where Broad Creek meets Calibogue Sound, with a private 9-hole course and some of the most dramatic water views on the island.
Wexford
A private, gated waterfront club on Broad Creek, known for its lock-controlled deepwater harbor, Willard Byrd golf course, and estate homes set beneath live oaks.
Windmill Harbour
A gated harbor community at the island's entrance on Skull Creek, centered on a lock-protected marina and the South Carolina Yacht Club, with deepwater boating minutes from the bridges.
Communities at a Glance
Key facts to help you compare communities quickly. Price ranges reflect current listings (Oct 2026); fees are the latest published figures – verify with your agent.
| Community | Price Range | HOA / Year | Beach | Boating | Short-Term Rentals | Gated |
|---|---|---|---|---|---|---|
| Folly Field | $250K – $2.3M | Varies by property | Oceanfront | No | Allowed (Town permit) | No |
| Forest Beach | $350K – $7M | Varies by property | Oceanfront | No | Allowed (Town permit) | No |
| Hilton Head Plantation | $500K – $4.5M | $1,404/yr | Sound-side | Skull Creek | Verify w/ POA | Yes |
| Indigo Run | $700K – $4M | $2,818/yr | No | Verify w/ POA | Verify w/ POA | Yes |
| Leamington | Verify w/ agent | $3,465/yr | Beach Access | Shelter Cove Harbour | Verify w/ POA | Yes |
| Long Cove | $1M – $3M | $20,867/yr | No | Marina | Verify w/ POA | Yes |
| Palmetto Dunes / Shelter Cove | $400K – $7M | Verify w/ agent | Oceanfront | Shelter Cove Harbour | Allowed | Yes |
| Palmetto Hall | $800K – $1.5M | $2,220/yr | No | No | Verify w/ POA | Yes |
| Port Royal | $400K – $8M | $2,184/yr | Oceanfront | No | Verify w/ POA | Yes |
| Sea Pines | $500K – $12M | Verify w/ agent | Oceanfront | Harbour Town | Allowed | Yes |
| Shipyard | $300K – $1.8M | Verify w/ agent | Beach Access | No | Allowed | Yes |
| Spanish Wells | $2M – $7M | Verify w/ agent | No | Deepwater | Verify w/ POA | Yes |
| Wexford | $2M – $8M | $23,380/yr | No | Lock Harbor | Verify w/ POA | Yes |
| Windmill Harbour | $450K – $4.3M | $3,280/yr | No | Lock Harbor | Verify w/ POA | Yes |
Frequently Asked Questions
Common questions from buyers exploring Hilton Head Island communities.
Which Hilton Head communities are on the beach?
Sea Pines, Palmetto Dunes, and Port Royal all have oceanfront within their gates, and Shipyard offers beach access. Outside the gated communities, Forest Beach and Folly Field put homes and villas within a short walk or bike ride of the sand.
What are typical HOA and POA fees on Hilton Head Island?
Fees vary widely. Non-gated areas like Forest Beach and Folly Field often have only a villa or condo regime fee. Resort communities such as Sea Pines, Palmetto Dunes, and Shipyard add a community POA assessment, and many villas carry a separate regime fee on top. Private club communities run much higher: Wexford is about $23,380 a year plus a $90,000 initiation fee, and Long Cove is about $20,867 a year plus a $75,000 initiation fee. Always confirm current fees with your agent.
Can I rent my Hilton Head home short-term?
In many resort communities, yes. Sea Pines, Palmetto Dunes, Shipyard, Forest Beach, and Folly Field all have active vacation-rental markets, while private club communities tend to limit rentals. The Town of Hilton Head Island also requires a short-term rental permit. Rules change, so review each community's covenants and the Town's current requirements before you buy.
Which communities offer deepwater boating?
Wexford and Windmill Harbour both have lock-protected harbors that keep boats at a steady water level regardless of tide. Long Cove, Spanish Wells, Indigo Run, and parts of Hilton Head Plantation sit on Broad Creek, Skull Creek, or Calibogue Sound, and Sea Pines and Palmetto Dunes are home to Harbour Town Yacht Basin and Shelter Cove Harbour.
What does "gated" mean on Hilton Head?
Most of the island's larger communities, often called plantations, have staffed gates. Owners receive passes for their vehicles, and guests or contractors are registered at the gate. Some, like Sea Pines, charge non-owners a daily entry fee. Forest Beach and Folly Field are not gated.
Should I look on Hilton Head Island or in Bluffton?
It comes down to lifestyle and budget. Hilton Head offers beach access, resort amenities, and an established vacation-rental market. Just over the bridges, Bluffton generally offers newer construction and more single-family homes at lower price points. Compare both with our Bluffton communities guide.
Ready to Find Your Island Community?
Our local team knows every corner of Hilton Head Island, from the beach villas of Forest Beach to the deepwater harbors of the north end. Let us match you with the community that fits your lifestyle and budget.