Hilton Head Plantation, Hilton Head, SC

Welcome to Hilton Head Plantation

Spanning approximately 4,000 acres along Port Royal Sound and Skull Creek, Hilton Head Plantation is a premier gated residential community known for its preserved natural environment, high quality of life, and active Lowcountry lifestyle.

Most of the energy here comes from golf, tennis, pickleball, boating, walking trails and the community's own events rather than from nightlife.

Who Hilton Head Plantation suits

• Buyers who want an established neighborhood with a clear set of rules and amenities.
• Golfers, boaters and walkers who will actually use the courses, marina and trails.
• Relocating families and retirees who want gated security and a community feel on day one.

Who it does not suit

• Buyers who want to walk to the ocean from their front door.
• Anyone who dislikes association rules on exteriors, trees, fences, parking or vehicles.

Home prices in Hilton Head Plantation

Based on sales from October 2025 to October 2026.

Single-family homes (203 sold)

• Median sold price: $937,500
• Price range: $425,000 to $5,500,000
• Median time on market: 20 days

Condos and villas (31 sold)

• Median sold price: $765,000
• Price range: $475,000 to $1,650,000
• Median time on market: 70 days

History and heritage

The land that makes up Hilton Head Plantation is rich in Lowcountry history.

• Revolutionary War era. During the American Revolution, the area along Skull Creek was home to local patriot families, including Captain James Doharty and Lieutenant John Talbird. Historical accounts detail clashes between local patriot militia units and Royalist forces.
• The Talbird Oak. Near the shore of Skull Creek, the ancient Talbird Live Oak shaded early inhabitants and survived the burning of the Talbird family plantation home during the Revolutionary War.
• Civil War era. The community is home to Fort Mitchel, a Civil War earthwork fortification overlooking Skull Creek, preserved as an important local heritage site.

Conservation areas and sustainability

Hilton Head Plantation balances modern residential living with stewardship of native Lowcountry ecosystems.

• Whooping Crane Conservancy. An extensive boardwalk winds through freshwater wetlands, with safe observation of native birds and wildlife. Bicycles and pets are prohibited on the boardwalk.
• The Cypress Swamp Conservancy. A freshwater swamp system that provides critical wildlife habitat and acts as a natural stormwater drainage and filtration basin. Bicycles, pets, jogging and smoking are prohibited.
• The Salt Marsh Conservancy. Near Ribaut Island and Pine Island, this estuary is a nursery for marine life and a buffer against storm surges. It is designated an OCRM Critical Area, and watercraft must observe a strict "No Wake Zone."
• Sustainable practices. The Property Owners' Association (POA) uses reclaimed water for golf course irrigation and conservancy water levels, runs heavy machinery on biodiesel, keeps a 2-to-3-foot natural vegetative buffer along lagoon banks, and uses sterile grass carp and mechanical weed harvesters to reduce chemical herbicide use in community waters.

Amenities and recreation

Residents have access to extensive recreational facilities throughout the community.

• Spring Lake Recreation Area. The Spring Lake Pool and splash pad, the Spring Lake Racquet Club (tennis courts), bocce ball courts, shuffleboard, and the Spring Lake Pavilion.
• Dolphin Head Recreation Area. Views of Port Royal Sound, a multi-use sport court (basketball and three pickleball courts), a picnic shelter, a playground and an event lawn.
• Pine Island and Hickory Forest. Beach access, boardwalks and walking trails along the sound and marshlands.
• Leisure paths. Over 10 miles of paved paths for walking, jogging, cycling and rollerblading.
• Golf. Four semi-private championship courses inside the gates, open to members and the public. See the golf clubs below.
• Skull Creek Marina. Deepwater boating access on Skull Creek.
• Seabrook Farm. A community farm where residents can join the Farm Club to grow vegetables, fruits and flowers, with shared fruit trees, beehives and local honey.

At a glance: beach access, optional club membership, clubhouse, community pool, gardens, leisure trails, marina, pavilion, pickleball courts, playground, tennis, and a security gate with full-time security personnel.

Golf clubs

• Bear Creek Golf Club. Semi-private, for members and the public. 237 Whooping Crane Way. (843) 681-9510
• Country Club of Hilton Head. Semi-private, for members and the public. 70 Skull Creek Drive off Seabrook Drive. (843) 681-2582
• Dolphin Head Golf Club. Semi-private, for members and the public. 56 High Bluff Road off Dolphin Head Drive. (843) 681-5550
• Oyster Reef Golf Club. Semi-private, for members and the public. 155 High Bluff Road off Whooping Crane Way onto Oyster Reef Drive. (843) 681-4653

POA fees and costs

The community has an onsite POA management office.

• 2026 POA fee: $1,404
• Owner transfer fee: 1/4% of the purchase price, capped at $12,417
• The POA fee includes: common area insurance only, common electric, common sewer and private road maintenance.
• Sub-neighborhood POAs and regimes: Hilton Head Plantation includes more than 20 sub-neighborhood POAs and regimes, each with its own rules and fees. Call Chris for details on a specific neighborhood.
• Spring Lake: $185 per month, including trash, pest control, landscaping and two roof cleanings.
• The Rookery: $475 per year, covering common ground, insurance, maintenance, lagoons and the pool.

Leasing and community restrictions

• No short-term rentals are allowed.
• Leases shorter than 6 months are not allowed.
• Community covenants and restrictions apply.
• No commercial vehicles, motorcycles, RVs, boats, trucks or trailers.
• Pets: leash law.
• Pool: community pool.

HOA rules to know before you buy

Living in Hilton Head Plantation means following community guidelines designed to protect property values, safety and appearance.

Fences and structures

• No yard fences. Traditional yard fences, including deer fences, are not permitted on private property. The exceptions are approved barrier enclosures around exterior swimming pools, spas and hot tubs.
• Invisible pet fences. Underground electric pet containment fences are permitted.
• Outbuildings. Detached utility sheds, animal houses, doghouses, pens, treehouses and standalone playhouses are prohibited.

Architectural review and exterior upkeep

• Architectural Review Board (ARB). Prior ARB approval is required for home additions, roof replacements, exterior repainting, removing trees 3 inches or more in diameter at breast height, and major landscape changes (25% or more).
• Ground cover and free mulch. Exposed dirt is not allowed on residential lots. Yards must be covered in grass, plants, pine straw or mulch. The POA delivers free wood mulch to residents on Thursdays on request.
• Mailboxes. Mailboxes must follow the standard HHP brown design, mounted on a 4x4 pressure-treated pine post with an attached wood newspaper slot. Plastic paper tubes are not allowed.
• Play and exercise equipment. Portable toys, kayaks, canoes and exercise gear must be stored out of sight at the end of each day. Semi-permanent equipment such as basketball hoops or swing sets needs ARB approval and must be earth-toned or nature-blending.

Vehicles, parking and traffic

• Speed limit. 25 mph community-wide unless posted otherwise.
• Roads and paths. Motorcycles, low-speed vehicles (LSVs) and golf carts may not be driven on Plantation roads or leisure paths. Motorcycles must enter and leave the community on a trailer.
• Parking. Overnight street parking on common property or unimproved lots is prohibited. Vehicles on private lots must park on paved surfaces. Commercial vehicles, trailers, RVs, campers and boats cannot be parked overnight on driveways, except briefly for loading and unloading.

Pets and wildlife

• Leashes. Pets must be on a physical leash off the owner's property, and owners must clean up after them. An unleashed dog exercise window runs 7:30 AM to 9:00 AM at the Surrey Lane Ballfield when it is not in use for scheduled events. Electronic and voice leashes are not recognized.
• Wildlife. Feeding or harassing alligators and other wildlife is illegal under South Carolina law and HHP rules.
• Fishing. Fishing in POA-owned freshwater lagoons is catch-and-release only. A state saltwater fishing license is required in tidal or brackish waters such as Skull Creek, Port Royal Sound and Bear Lake.

Waste and recycling

• Recycling. Plastics #1 and #2 bottles and jugs, corrugated cardboard, metal cans, clear, brown and green glass bottles, and mixed paper must go in loose, never bagged in plastic or paper.
• Yard waste. Residents, not commercial contractors, can drop off yard debris at the POA Maintenance Yard off Surrey Lane.