The Hidden Costs of Owning in Dunes West (HOA, Amenities, Golf, and More)By Brandon Bott — Dunes West Realtor Since 2012
🛡️ 1. HOA Fees
Dunes West has several sections, each with slightly different fees.
Expect:
Master HOA: ~$900–$1,000 per year
Neighborhood HOA (varies by subsection): $600–$1,200 annually
The HOA here covers:
24/7 gated entry
Landscaping of common areas
Road maintenance
Trails & ponds
Neighborhood management
For the level of amenities + security, it’s considered very reasonable.
🏊 2. Club Membership (Optional — but highly popular)
Athletic Club Membership
Includes:
3 pools
Tennis courts
Fitness center
Clubhouse
Social events
Kids programs and swim teams
Cost:
Initiation: ~$2,000
Monthly: ~$150–$180
Golf Membership (Optional)
For true golf lovers.
Cost:
Initiation: ~$17,000–$25,000
Monthly: ~$500–$700
Cart fees apply
Not required for residency, but extremely popular among families and retirees.
🏡 3. Property Taxes
One of the BEST financial perks of living in Dunes West and Mount Pleasant.
A $1M home? Property taxes likely around $3,000–$4,000/year — far lower than Charlotte, Atlanta, New Jersey, Chicago, etc.
🌧️ 4. Flood Insurance (Often Not Required)
Most of Dunes West is on higher ground than typical coastal areas.
Flood insurance:
Not required for many sections
If required: typically $600–$1,200 per year
This is a major advantage over other waterfront towns.
🔌 5. Utilities
Standard for Mount Pleasant:
Electricity: $150–$250/month
Water & sewer: $80–$120/month
Trash: included in taxes
Internet: $80–$120/month
🏡 6. Home Maintenance
Dunes West homes are typically larger and feature:
Bigger yards
Irrigation systems
Exterior landscaping
Elevated construction in some areas
Expect slightly higher maintenance costs than typical Charleston neighborhoods.
🏁 Final Verdict: Is Dunes West Worth It?
Absolutely — for families and retirees who want:
Safety
Privacy
Amenities
Schools
Water access
Long-term appreciation
Dunes West delivers some of the strongest value in Mount Pleasant.
📞 Thinking about buying or selling in Dunes West?
I’ve helped countless families move in and out of the neighborhood. If you want expert guidance:
Call or text me at 843-754-9737.
