If you are looking to move to Mount Pleasant, you have probably already fallen in love with the oak trees, the proximity to the beaches, and the sweet spot location just across the bridge from downtown Charleston. But once you start looking at actual listings, you’re going to run into a line item that can vary wildly from one neighborhood to the next: the association fees.
Almost every planned community in Mount Pleasant—especially the newer ones—comes with a Homeowners Association (HOA). For buyers moving here from areas where HOAs are rare, this can be a bit of a culture shock.
The costs are all over the map. You might find a historic home in the Old Village with zero fees, a standard suburban home with a $500 annual bill, or a luxury home in a gated community where you’re paying upwards of $2,000 a year. Understanding these numbers is critical because they directly impact your monthly purchasing power.
HOA Fees vs. Regime Fees: What’s the Difference?
Before we look at the price tags, we need to clear up some terminology. If you are moving here from out of state, this is the number one thing that causes confusion. In the Charleston area, we use two different terms depending on the property type, and mixing them up can lead to major budgeting errors.
HOA Fees generally refer to single-family homes. These are almost always paid annually (or sometimes semi-annually). These fees go toward maintaining the things everyone shares but no one lives in—think entrance landscaping, the neighborhood pool, walking trails, and storm water ponds.
Regime Fees are what locals call condo or townhome fees. These are typically paid monthly. When you see a “Regime Fee” that looks shockingly high compared to an HOA fee, don’t panic. It’s comparing apples to oranges.
Regime fees usually cover the master insurance policy for the building (wind, hail, and flood), exterior maintenance like the roof and siding, and landscaping. If you owned a single-family house, you would be paying for that insurance and maintenance separately out of your own pocket. In a condo, it’s bundled into the regime fee.
Typical HOA Fee Ranges in Mount Pleasant (2026 Estimates)
Since every neighborhood has its own board of directors and budget, there is no single “standard” price. However, based on what we are seeing in the market for 2026, here is what you can generally expect to pay based on the lifestyle you choose.
Standard Single-Family Subdivisions For a typical neighborhood with open roads (no gate) and standard amenities like a play park or a basic pool, fees usually run between $500 and $1,200 per year. This covers the basics: keeping the grass cut in common areas and maintaining the entrance signs.
Luxury or Gated Communities If you want a guard at the gate, extensive walking trails, and manicured landscaping that looks like a botanical garden, you will pay a premium. Expect these fees to range from $1,500 to $2,500+ per year.
Condos & Townhomes As mentioned earlier, these are monthly costs. Depending on the age of the building and the insurance climate, these generally range from $300 to $900+ per month. Recently, we have seen these tick upward due to rising insurance costs across the coast.
No HOA Yes, they exist, but they are rare. You will mostly find these in the historic Old Village or in more rural pockets toward Awendaw.
Fee Examples by Neighborhood
To give you a concrete idea of how this shakes out, let’s look at a few popular neighborhoods. Keep in mind these are approximate figures for the 2026 fiscal year and can change, but they serve as a good baseline.
Dunes West operates on a tiered system because part of the community is gated and part is not. If you are inside the gate, you might pay around $2,020 per year, which covers the private roads and security. Outside the gate, fees are closer to $522 per year. Note that the golf and tennis clubs here usually require separate memberships.
Park West can be tricky to budget for because it uses a “Master HOA” plus “Subsection” system. You pay a Master fee of around $560 per year for the general community upkeep. Then, you pay a separate fee for your specific subsection (neighborhood), which can vary from $250 to $550. You have to add them together to get your true cost.
Carolina Park is one of the newer, highly amenitized communities. You can expect fees around $1,300 per year. This reflects the fact that the amenities—like the resort-style pool and bold landscaping—are new and extensive.
I’On, known for its stunning architecture and waterways, typically has fees around $1,650 per year. Like Dunes West, access to the I’On Club (pools and tennis) is an optional, separate membership.
What Do You Actually Get for the Money?
It’s easy to look at that bill and wonder where the money goes. In a basic neighborhood, you are mostly paying for “curb appeal” maintenance—mowing the grass along the parkway, maintaining the stormwater retention ponds (vital in the Lowcountry), and keeping the entrance monument lit.
When you get into the higher price points, you are paying for lifestyle. We’re talking about access to deep-water docks, crab banks, resort-style pools with lap lanes, and miles of paved walking trails.
There is also a value protection aspect. Strict HOAs enforce covenants that stop your neighbor from parking a rusted RV on their front lawn or painting their house neon purple. While nobody likes getting a letter about their mailbox needing a refresh, that enforcement helps maintain property values across the neighborhood.
Watch Out for Hidden Costs: Capital Contributions and Assessments
The annual fee isn’t the only number you need to look for in the contract. There are a few “hidden” costs that can surprise buyers at the closing table.
Capital Contribution Fees This is a one-time fee paid by the buyer at closing. It goes straight into the HOA’s reserve fund for future repairs. In Mount Pleasant, this is very common. It is often calculated as a percentage of the sales price (like 0.5%) or a set figure, such as $1,000 or a fraction of the annual assessment.
Special Assessments If a community hasn’t saved enough money for a big project—like repaving the roads or, for condos, putting on a new roof—they may levy a “special assessment.” This is an extra bill sent to every homeowner. This is much more common in condo communities than in single-family neighborhoods.
Club Memberships Don’t assume that buying a home in a golf course community gives you access to the golf course. In places like Dunes West or Rivertowne, the golf and tennis privileges are usually separate country club memberships with their own initiation fees and monthly dues.
Can You Avoid HOAs in Mount Pleasant?
If you absolutely refuse to pay an HOA fee, your search radius will tighten significantly. It is difficult, but not impossible.
Your best bets are the historic Old Village, older subdivisions off Mathis Ferry Road, or the rural plots further north up Highway 17. The trade-off is that you won’t have community amenities like a pool or clubhouse. You also lose the neighborhood oversight, meaning you might live next to someone who works on cars in their driveway or keeps a boat in the side yard. For some buyers, that freedom is worth it; for others, it’s a dealbreaker.
How to Review HOA Financials Before You Buy
Once you go under contract on a home, you have a period of due diligence. Do not gloss over the HOA documents.
Ask for the “Resale Certificate” or disclosure package. Specifically, look at the Reserve Fund. Does the HOA have enough cash on hand to fix a broken pool pump or repair storm damage without asking homeowners for more money?
You should also skim the meeting Minutes. This is where the real tea is spilled. Are the board members discussing a potential lawsuit? Are they talking about raising the fees significantly next year? The minutes will tell you the story that the listing brochure won’t.
Finally, check the Covenants (CC&Rs). If you plan to rent the home out, build a tall privacy fence, or park a boat trailer, make sure the rules actually allow it.
Calculating Your Total Monthly Housing Cost
When you are figuring out your budget, don’t just look at the mortgage payment. You need to calculate PITI+H: Principal, Interest, Taxes, Insurance, and HOA/Regime fees.
Sometimes, a more expensive house with a low HOA is actually cheaper month-to-month than a cheaper condo with a high regime fee.
For example, a $400,000 condo with a $600/month regime fee might end up costing you the same monthly out-of-pocket as a $500,000 single-family home with a $50/month HOA fee. Always run the full numbers to see where your money is really going.
Frequently Asked Questions
What is the average HOA fee in Mount Pleasant, SC?
For a standard single-family home, the average usually falls between $500 and $1,200 per year. Gated or luxury communities will be higher, often averaging around $1,500 to $2,500 annually.
Why are condo fees (regime fees) so high in Mount Pleasant?
Regime fees look high because they include the master insurance policy for the building (wind, hail, and flood) and exterior maintenance. You are paying for big-ticket items in monthly installments rather than managing them yourself.
Do HOA fees in Mount Pleasant cover flood insurance?
For single-family homes, usually no; you must purchase your own flood policy separately. For condos and townhomes, the regime fee typically covers the flood insurance for the building structure, but you will still need a small “HO-6” policy for your personal contents inside.
Are there 55+ communities in Mount Pleasant with HOA fees?
Yes, communities like Liberty Cottages in Park West cater to the 55+ demographic. These neighborhoods typically have HOA fees that cover extensive lawn maintenance and exterior upkeep to provide a “lock-and-leave” lifestyle.
Can HOA fees increase in Mount Pleasant?
Yes, HOA boards generally have the authority to raise dues to keep up with inflation and operating costs. It is common to see small annual increases, so you should budget for fees to rise slightly over time.
