How Much You Need to Earn to Buy in Dunes West (2025 Guide)By Brandon Bott — Dunes West Realtor Since 2012

Dec 3

Dunes West is one of the most desirable gated communities in Mount Pleasant — and buyers relocating from across the U.S. consistently ask:

“What income do I need to comfortably buy here?”

Here’s your complete 2025 affordability guide broken down by price point, mortgage type, taxes, and lifestyle costs.

🏠 1. Dunes West Price Ranges

Single-Family Homes

$850K–$1.4M

Larger + Premium Lots

$1.3M–$1.9M

Waterfront

$2M–$3.6M+

Townhomes

$475K–$575K

💵 2. Income Needed by Price Point

Assuming:

20% down
6.5–7% rates
Standard taxes/insurance

$850,000 Home

Monthly payment: ~$5,150
Household income: $185K–$215K

$1,000,000 Home

Monthly: ~$6,050
Income: $215K–$250K

$1,300,000 Home

Monthly: ~$7,700
Income: $275K–$320K

$2,000,000 Home

Monthly: ~$11,800
Income: $400K+

🛡️ 3. Why Dunes West Costs Less Than You Think

Despite higher home prices, taxes are incredibly low.

A $1M home = $3,000–$4,500/year in taxes.
Big savings compared to:

NJ
IL
NY
CA
GA (metro)

This keeps monthly payments lower than equivalent-priced homes in other states.

🏊 4. HOA + Amenities

Expect:

Master HOA: ~$1,000/year
Section HOA: $600–$1,200/year
Athletic Club: ~$150–$180/month
Golf: $500–$700/month (optional)

🏁 Bottom Line

To buy comfortably in Dunes West:

Entry-level: $185K–$225K income
Mid-range: $225K–$300K
Premium: $300K–$400K
Deep water: $400K–$500K+

📞 Want a custom affordability breakdown for Dunes West?

I can run your numbers, compare loan options, and match you to the right neighborhood section.
Call or text me at 843-754-9737.

Brandon Bott