Sun City Hilton Head, Bluffton, SC

About Sun City Hilton Head

Sun City Hilton Head is in Bluffton, in the Beaufort, Bluffton & Hilton Head region of South Carolina. Developer: Del Webb (PulteGroup). Status: Currently selling. Age-restricted (55+ community; occupancy rules are set in its recorded governing documents).

Sun City Hilton Head is a Del Webb community with a Bluffton address. Its community association says that Del Webb Communities, Inc. bought 5,100 acres from the Union Camp Company in June 1993, began construction in April 1994, opened the gates in June 1995, and moved in the first 100 residents that August; about 52 acres bought in 2018 on the north side added 183 homes. The association describes more than 5,725 acres (about nine square miles), about 10,645 projected lots, more than 20,000 residents expected at completion and more than 18,000 residents now, and says the developer remains on site until home construction is complete. The community's recorded documents are filed with both the Beaufort County and Jasper County registers of deeds.

The association's About page lists 1,500 acres of open land and wetlands, 7.5 miles of trails and paths, 32 common-area buildings of over 220,000 square feet, a performing arts center, crafts center, woodshop, sports park, dog parks and pickleball, tennis, volleyball and bocce courts, and three golf courses (Hidden Cypress, Okatie Creek and Argent Lakes). See the 55-plus community versus conventional neighborhood guide for how this differs from a conventional neighborhood.

Counts of pools, fitness centers, restaurants and clubs differ among the official pages: the association lists eight pools (three indoor, five outdoor), four fitness centers and more than 100 chartered clubs and registered groups; Del Webb's HOA page lists maintenance of six swimming pools; Del Webb's community page lists nine pools, four restaurants and over 200 clubs. The HOA page also says Troon Golf operates the golf courses, and that the board has five directors, three of them developer appointees and two elected residents. Ask the community for a current amenity list and board composition.

Age restrictions at Sun City Hilton Head

Section 2.3 of the recorded CC&Rs: the community is intended to provide housing primarily for persons 55 or older and is operated as an age-restricted community in compliance with state and federal law; each occupied dwelling must be occupied by at least one person aged 55 or older (a Qualifying Occupant); no person under 19 may reside in a dwelling for more than 90 days in any calendar year; if the Qualifying Occupant dies or leaves, co-habitants may stay to the extent law permits so long as at least 80 percent of lots are occupied by households with a Qualifying Occupant; and only the declarant may sell or lease designated lots to people aged 50 to 55. Del Webb's HOA page repeats the 90-day limit for under-19 guests.

Housing types at Sun City Hilton Head

• Single-family homes
• Resale and new construction

Pricing at Sun City Hilton Head

Del Webb's community page currently lists new homes from $335,990 (1,345 to 2,712 square feet; single-family homes and villas) and describes collections with starting prices of $335,990 (Duets, from 1,357 square feet), $448,990 (Scenic, from 1,345 square feet), $549,990 (Distinctive) and $686,990 (Echelon, from 2,179 square feet), along with quick move-in homes. These are builder starting prices for new construction and change; resale prices differ, so use recent closed sales from a local agent.

HOA and fees at Sun City Hilton Head

Neither Del Webb's HOA page nor the association's pages publish a dollar amount for the regular assessment. Del Webb's page says the dues help maintain common areas and amenities and lists what the HOA covers: resident lawn care maintenance (per location, reflected in dues), two resident activity cards, 24/7 security and roaming patrol, association administration buildings and employees, roadway maintenance, fitness center maintenance, maintenance of amenity buildings and their insurance, six swimming pools, hot spas, tennis and bocce courts, nature trails and the Riverbend amenities. It says the budget is reviewed yearly, the assessment may be raised as needed, there has been one assessment increase in the last three budget years, and reserves are maintained for future repair and replacement of assets. The HOA is managed by AAM at 127 Sun City Lane, Bluffton, SC 29909.

Third-party sites quote conflicting monthly and annual fee figures, so rely on the association. The association's governing-documents page lists a Schedule of Fees & Community Rules and a 2026 schedule of fees as resident resources, and the Beaufort and Jasper County registers of deeds hold recorded supplemental declarations for each neighborhood; request the current assessment, schedule of fees and the neighborhood's supplemental declaration before buying.

At resale, the CC&Rs require a New Member Fee on each transfer of title (with listed exemptions, such as transfers to a surviving spouse or heirs), payable by the seller unless the parties agree in writing that the buyer pays, in addition to any administrative or transfer fee. The May 2012 CC&Rs text states the amount as "one third (1/3) of one percent (1.0%)" of the gross selling price, which reads inconsistently, and later amendments are recorded (the ninth is dated September 16, 2024), so confirm the current fee in the amended documents. Elective events carry additional fees: Del Webb's page says golf, health and wellness classes, some lifestyle classes, concerts and shows cost extra, and some clubs charge nominal dues.

Del Webb's HOA page says golf is an elective cost, with the courses operated by Troon Golf and managed in house, and that some clubs charge nominal dues to cover operating expenses. Ask about golf membership and per-round amounts.

Amenities at Sun City Hilton Head

• Three 18-hole championship golf courses (Hidden Cypress, Okatie Creek, Argent Lakes)
• Indoor and outdoor swimming pools (association lists eight)
• Fitness centers (association lists four)
• Performing arts center, crafts center and woodshop
• Tennis, pickleball, volleyball and bocce courts
• Dog parks, nature trails and walking paths
• Riverbend amenities including a clubhouse, pool and dock on the Okatie River
• Chartered clubs and registered community groups (more than 100 per the association)
• 24/7 security and roaming patrol

Healthcare near Sun City Hilton Head

Beaufort Memorial's Okatie Medical Pavilion (122 Okatie Center Blvd. North) and May River Medical Pavilion (1 Burnt Church Road, Bluffton) are outpatient medical offices on the Bluffton side; inpatient care is at Hilton Head Medical Center on the island (Novant Health since February 2024) or Coastal Carolina Hospital in Hardeeville, and the City of Hardeeville also lists a Tidewatch Emergency Department in Bluffton. Del Webb's community page describes easy golf cart access to healthcare, banks and shopping. Test the drive from the neighborhood you are considering.

Airport access from Sun City Hilton Head

Savannah/Hilton Head International Airport (400 Airways Avenue, Savannah) lists nonstop service by nine airlines on its airlines page, and Hilton Head Island Airport is on the island. Test the drive from the neighborhood you are considering.

Why Sun City Hilton Head is included

Age-restricted 55+ active-adult master-planned community by Del Webb, with golf, clubs and on-site amenities, located in Bluffton.

Alternatives to Sun City Hilton Head

• The Haven at New RiversideDel Webb active-adult community of about 500 homes in Bluffton, South Carolina, operated as 55+ housing under a Fourth Amended and Restated Declaration recorded in Beaufort County in 2025.
• Dataw Island ClubGated 870-acre island with two golf courses, a marina and a community center near Beaufort, where owners join both the Dataw Island Owners Association and the Dataw Island Club and no minimum-age rule appears in the recorded declaration.

Guides relevant to Sun City Hilton Head

• 55-Plus Community vs. Conventional Neighborhood in the Carolinas
• South Carolina Retirement Taxes: Income, Property, Vehicle and Sales Tax