Sorting out HOA, resort, and regime fees in Wild Dunes can feel confusing at first. If you are eyeing a condo, villa, or single-family home inside the gates, you want to know exactly what you will pay and what you will get. This guide breaks down each layer, what is typically included, how fees vary across villages, and how to budget and verify details before you buy. Let’s dive in.
Ownership layers in Wild Dunes
Master POA (community level)
The Wild Dunes Property Owners Association manages the overall community. You pay master dues that support common-area landscaping, security services where provided, community lighting and signage, administration, insurance for common elements, reserves, and capital projects. The POA operates under governing documents and annual budgets, so you can review what is planned and funded.
Building regimes (condo level)
If you buy a condo or villa, you also join a building-level association, commonly called a regime in South Carolina. Regime fees typically cover exterior maintenance, elevators, building insurance, corridor cleaning, pest control in common spaces, and reserve contributions. These fees vary widely by building based on age, amenities, and services.
Resort operator and access
Wild Dunes has a commercial resort component that operates golf, tennis and pickleball, pools, a spa, fitness facilities, restaurants, and owner or guest services. Access to these amenities may require separate resort or amenity fees, memberships, or per-use charges. Some ownership types include certain resort privileges, while others must purchase access.
Rentals and program rules
Many owners use their properties seasonally or as short-term rentals. Your participation in a rental program can affect fees and house rules, including guest registration, minimum stays, or additional administrative charges. Always confirm rental policies at the POA, regime, and resort levels before you rely on rental income.
What each fee covers
Master POA dues
- Community landscaping, lighting, signage, and shared parking areas.
- Security or access control services, and any community transportation where offered.
- Administration, management, legal, accounting, and insurance for common elements.
- Reserves and capital projects such as roadwork or dune-related programs.
- Maintenance of community amenities that are not part of the resort.
Regime or condo fees
- Exterior envelope maintenance: roof, siding, balconies as defined by the declaration.
- Elevators, hallways, stairwells, and cleaning of common areas.
- Building insurance and common-area utilities.
- On-site staff if provided, such as a front desk or maintenance.
- Reserve funding for future repairs.
Resort access or amenity fees
- Use of commercial facilities: golf, tennis or pickleball, resort pools, fitness, spa, and beach services.
- Owner or guest passes, annual memberships, or per-use rates, depending on the unit’s ownership model.
- Rules, hours, and pricing set by the resort operator.
Special assessments and one-time charges
- POA or regime assessments for major repairs, storm damage, or capital projects.
- Charged as lump sums or spread across monthly dues for a set period.
Included vs excluded: quick checklists
Commonly included by the POA
- Community landscaping, signage, and exterior lighting.
- Association insurance for common areas and general liability.
- Administrative and management costs.
- Maintenance of community amenities not run by the resort.
Commonly included by regimes
- Exterior building maintenance and building insurance.
- Elevator contracts and corridor cleaning.
- Trash and recycling for the building.
- Some utilities for common areas.
Commonly excluded (owner pays separately)
- Interior unit maintenance and repairs.
- HO-6 insurance for interior and contents, and flood insurance where required.
- Cable, internet, and individual utilities unless covered by a bulk agreement.
- Property taxes and resort commercial services like golf or spa treatments.
Gray areas to confirm
- Balcony or deck responsibility, which can vary by building declaration.
- Water and sewer billing, which may be included or separate.
- Short-term rental rules and any related fees that impact rental income.
How fees vary across villages
- Building age and condition. Older buildings may face higher fees for upcoming component replacements or, if reserves are low, the risk of special assessments.
- On-site staffing and services. A 24-hour desk, concierge, or daily maintenance presence increases costs.
- Amenity load. Private pools, fitness rooms, or clubhouses within a regime add to monthly fees.
- Assessment formula. Some regimes allocate dues by square footage or percentage interest; others split equally.
- Resort access differences. If certain unit types include resort access, that value may show up in the regime fee or purchase price.
- Flood and insurance costs. Coastal and flood-zone risk can influence association insurance premiums and owner policies.
Pro tip: Normalize everything to a monthly number so you can compare buildings and villages on a clean, apples-to-apples basis.
Budget your monthly costs
Essential line items
- Master POA dues (monthly equivalent).
- Regime or condo fees.
- Resort access or amenity fees (annual divided by 12, if applicable).
- Property taxes (annual divided by 12).
- HO-6 and flood insurance (annual divided by 12).
- Utilities (electric, water if not included, internet/cable).
- Parking, storage, or boat slip fees, if applicable.
- Mortgage principal and interest, if financing.
- Known special assessment payments.
Simple budgeting formula
Total monthly cost = POA monthly + Regime monthly + Resort fees monthly + Taxes monthly + Insurance monthly + Utilities + Other fees.
Practical steps
- Request current POA and regime budgets, assessment schedules, and reserve studies.
- Ask for the last 12 months of operating expenses and reserve activity.
- Confirm insurance requirements and obtain quotes for HO-6 and flood for the specific unit.
- Add a 10 to 20 percent contingency for variables and potential assessments.
- If you plan to rent, model realistic occupancy, rental rates, and management fees.
Due diligence that protects you
Documents to request
- POA declaration, bylaws, rules, current budget, and most recent reserve study.
- Regime declaration and bylaws, current budget, and reserve study.
- Board meeting minutes for the past 12 to 24 months for both POA and regime.
- Insurance certificates showing coverage and deductibles.
- Any pending or recent special assessments, capital projects, or litigation.
- Rental policies, parking rules, pet policies, and owner ledger for unpaid assessments.
- Resort owner access policy and any owner-resort agreements.
Questions to ask
- What large projects are upcoming and how will they be funded?
- How are master dues allocated across unit types?
- Are reserves adequately funded based on the reserve study?
- What does association insurance cover, and what is my responsibility?
- What are the rules and fees for resort amenities and for renting the unit?
- Are there leasing restrictions such as minimum stays or occupancy limits?
Red flags to investigate
- Low reserves compared to study recommendations.
- Frequent or large special assessments.
- Material year-over-year dues increases without clear explanation.
- Pending litigation or limited financial transparency.
- Unclear boundaries between resort fees and association fees.
South Carolina context to know
- Associations operate under South Carolina statutes for condos and HOAs, with rules on disclosures, assessments, and records.
- Isle of Palms is coastal, and flood risk can drive insurance requirements and costs. Obtain flood and HO-6 quotes early.
- Short-term rentals may be regulated by both the City of Isle of Palms and the associations. Confirm both before you project rental income.
Sample owner scenarios
Lock-and-leave second home
You may prioritize a newer building with strong reserves and streamlined services. Expect higher regime fees where on-site staff and amenities are robust, and consider whether resort access is worth a separate fee based on your usage.
Rental-focused buyer
You will want clear rental rules, realistic revenue assumptions, and a handle on all owner and guest fees. Verify whether water, internet, and resort access are included or separate so you can price stays competitively.
Primary residence
You may favor predictable annual costs and well-funded reserves. Review meeting minutes closely for policy changes, long-term capital plans, and security or transportation services that affect daily life in the community.
Work with a steady local guide
The right advice will help you compare villages, decode layered fees, and avoid surprises at closing. If you want a clear, numbers-first path to the right Wild Dunes property, schedule a conversation with Russ Knapp to map your options and next steps.
FAQs
What is the difference between HOA and regime fees in Wild Dunes?
- HOA (POA) dues fund community-wide operations, while regime fees fund your specific building’s maintenance, insurance, staffing, and reserves.
Do Wild Dunes owners automatically get resort access?
- No; resort amenities are commercial and may require separate owner passes, memberships, or per-use fees unless your ownership type includes access.
How often are POA and regime dues billed?
- Monthly billing is common, though some associations set quarterly schedules; always confirm the current assessment calendar.
What documents should I review before buying in Wild Dunes?
- Obtain the POA and regime governing documents, budgets, reserve studies, meeting minutes, insurance certificates, assessment disclosures, and rental policies.
Are short-term rentals allowed throughout Wild Dunes?
- Rules vary by building and city ordinance; confirm both association rules and local regulations before assuming rental income.
What insurance will I likely need for a condo?
- Expect an HO-6 policy for interior elements and contents plus flood insurance if required by the lender or property’s flood zone.
How do special assessments work here?
- The POA or regime can levy assessments for capital needs or shortfalls, either as a lump sum or added to monthly dues for a set period.
