Confused by all the different fees you see on Seabrook Island listings? You are not alone. Many first-time resort buyers mix up regime fees, HOA dues, and club membership costs, which can make budgeting feel uncertain. In this guide, you will learn what each fee typically covers on Seabrook Island, how they are set, and how to build a clear monthly budget with confidence. Let’s dive in.
The three fees you may see
Regime fees for villas and townhomes
Regime fees apply to condo-style villas and many townhomes that are part of a condominium association, often called a “regime.” These fees fund the building’s shared needs and reserves. Coverage varies by building, so always confirm the details in writing.
Common items a regime fee may cover:
- Exterior building maintenance and repairs such as roof, siding, and painting
- Common areas like walkways, stairwells, and lobbies
- Building-level services and utilities for common areas, including exterior lighting
- Elevator service if present, pest control for common areas, and centralized trash where provided
- Master property and liability insurance for common elements
- On-site or contracted management, accounting, and legal costs
- Reserve contributions for future capital projects
SIPOA dues for island services
SIPOA dues are the assessments paid to the Seabrook Island Property Owners Association. These are separate from any building-level regime fees and fund island-wide operations and infrastructure. Dues structures and services can vary by property type.
Common items SIPOA dues may cover:
- Gate access operations, security, and patrol
- Island roads maintenance, street lighting, and signage
- Beach and dune access maintenance and island common-area landscaping
- Pathways, community spaces, and environmental programs
- Insurance and liability for community infrastructure
- Communications and covenant compliance for the community
Seabrook Island Club dues
Club dues are different from both regime fees and SIPOA dues. The club is a private membership organization for amenities such as golf, tennis, pools, dining, and social events. Membership can be optional for many properties, although some properties or sale structures may require membership or include transfer fees. Always verify requirements for a specific listing.
How fees are set and why they change
Association boards adopt annual budgets and set assessments based on projected operating costs and reserve needs. For regimes and SIPOA, reserve studies help estimate long-term capital projects like roof replacements or road resurfacing. Healthy reserves reduce the chance of special assessments. Ask for the most recent reserve study and the current reserve balance when you evaluate a property.
Regimes typically carry a master insurance policy that covers the building’s exterior and common elements. Individual condo owners often carry an HO-6 policy for interior walls-in coverage and personal property. Most island properties are in flood zones, so you should confirm flood insurance needs and who insures what. Request the declarations page from the association’s master policy to see coverage and deductibles.
What to expect in your budget
Your ownership budget will depend on property type and coverage. Some items are billed monthly, others quarterly or annually. For annual items, divide by 12 to see the monthly impact.
Use this simple template:
- Regime fee: monthly
- SIPOA or HOA dues: monthly or annual divided by 12
- Club dues: monthly if required or desired
- Property taxes: annual tax divided by 12
- Insurance: HO-6 or dwelling policy plus flood, annual total divided by 12
- Utilities and services: electricity, gas, water and sewer if separate, internet, and trash if not included
- Contingency and repairs: 5–10% of combined non-utility monthly expenses
Two quick ownership scenarios
Scenario A: Villa in a condominium regime (hypothetical)
You purchase a two-bedroom villa in a building with a regime. The regime fee covers exterior upkeep, master insurance for common elements, landscaping, common-area utilities, trash service, management, and reserves. SIPOA dues cover island roads, security, and beach access. You carry an HO-6 and flood policy, and you pay for electricity, internet, and any utilities not included. Club membership is optional unless your purchase terms require it.
Scenario B: Single-family home within SIPOA (hypothetical)
You buy a single-family home with no regime. SIPOA dues cover island services such as security, roads, and beach access. You are responsible for all home exterior maintenance, full dwelling insurance and flood, and your own utilities and trash. Club membership remains optional unless your property or purchase terms specify otherwise.
Buyer due diligence checklist
Documents to request
- Current year budget and the most recent 2–3 approved budgets
- Latest reserve study and current reserve balance
- Association financial statements and recent bank statements
- Board meeting minutes for the last 12–24 months
- Current master insurance declarations page
- Governing documents: declaration, covenants, bylaws, and rules
- Any pending special assessments or approved capital projects
- A list of current assessments, including any unpaid amounts tied to the unit
- Management contract and fee structure
- Litigation disclosure and rental restrictions if relevant
Questions to ask
- What are the current regime and SIPOA fees, and how are they billed?
- Exactly what does each fee include, and are any utilities covered?
- Are increases planned or special assessments pending? What changed last year and why?
- How much of the budget is reserved for long-term capital projects?
- What is the claims history and are deductibles changing?
- Is club membership required for this property, and are there transfer fees?
- Who covers flood or wind damage to interiors versus the association?
- Are rentals allowed, and what are the restrictions?
- How are major projects approved and what are the voting rights?
Red flags to watch
- Low or no reserves relative to the property’s age and needs
- A pattern of repeated special assessments or sharp fee increases
- Active litigation that could lead to new assessments
- Vague insurance coverage or high master policy deductibles
- Poor documentation or hesitation to share financials and minutes
Where to confirm details locally
- SIPOA administrative office or website for dues structure and island services
- The specific regime’s board or property manager for coverage, insurance, and reserves
- Seabrook Island Club for membership options, dues, and transfer policies
- The listing agent for current fee disclosures and property-specific obligations
- A local real estate attorney for document interpretation when obligations are complex
Next steps for smart buyers
Start with clarity on your property type, then request the budget, reserve study, and master insurance details for both the regime and SIPOA. Build a monthly budget using the template above and plan for optional club dues if you want amenity access. When you have a short list of homes, compare coverage line by line so you see what you are getting for each fee.
If you want a calm, concierge-led process from first look to closing, reach out to schedule a planning call with Mary Catherine Masi. She will help you verify each document, frame a clean budget, and align the right Seabrook property with the lifestyle you have in mind.
FAQs
What is a regime fee on Seabrook Island?
- A regime fee is the condominium association assessment for villas and townhomes that funds building maintenance, insurance for common elements, management, and reserves.
How do SIPOA dues differ from regime fees?
- SIPOA dues fund island-wide services such as security, roads, and beach access, while regime fees cover building-level needs for a specific villa or townhome association.
Are Seabrook Island Club fees mandatory for buyers?
- Club membership is separate from regime and SIPOA fees and is optional for many properties, although some properties or sale structures may require membership or include transfer fees.
What insurance do I need if my regime has a master policy?
- Most condo owners carry an HO-6 walls-in policy and flood insurance for the interior, while the regime’s master policy typically covers the exterior and common elements.
How do special assessments work for condos on Seabrook Island?
- A regime board can levy special assessments for unexpected expenses or capital projects that reserves do not cover, subject to the governing documents.
What documents should I review before purchasing on Seabrook Island?
- Ask for budgets, the reserve study, recent financials, board minutes, master insurance declarations, governing documents, disclosures on assessments, and any litigation updates.
