The fee ledger · Seabrook Island
Every fee to buy and own on Seabrook Island
Last verified
Photo: chucka_nc, CC BY-SA 2.0, via Wikimedia Commons (resized)
Buying on Seabrook Island means joining the Seabrook Island Club. Membership has been required for owners who bought on or after January 1, 2005, with a one-time Capital Fee at closing: $15,000 (Homesite, lots only) up to $75,000 (Golf), 2026.
Also at closing: SIPOA’s transfer assessment (0.5% of price, per listings) and a $250 transfer fee. Every year after: SIPOA’s$3,133 for a home (2026), Club dues of $286 to $1,524 a month, and county property tax at 246.1 mills. The Town levies none.
38 lines, each with its source and the date we checked it. Every fee here names its source and the date we last checked it. Associations change fees; confirm with the association and your closing attorney before you close.
- Confirmed
- Read in the issuer's own document or page.
- Secondary
- Seen only in agent pages, listings or MLS remarks — not yet in the issuer's own words.
- Conflicting
- Sources disagree, or the issuer's wording leaves a gap. The note says what.
- Not published
- The issuer publishes no number. Ask for it in writing before you close.
At closing — the buyer's side
| Fee | Amount | Who pays · when | Source · checked |
|---|---|---|---|
| SIPOATransfer assessment ("contribution to capital") SIPOA's covenants confirm a transfer assessment set as a percentage of price; the 0.5% rate itself appears only in agent pages and MLS remarks. Being confirmed with SIPOA. | 0.5% of the sale price Rate seen in 2026 listings | Buyer, per listings and agent guides — SIPOA's documents don't say which side paysAt closing | Secondary Pam Harrington Exclusives, Seabrook Island buyer guide (an agent's page)“SIPOA Contribution to Capital Reserve: 0.5% of the purchase price”Also: SIPOA Protective Covenants, 11th Amended (2023)Checked October 13, 2026 |
| SIPOATransfer fee Not in any SIPOA document we read. Being confirmed with SIPOA. | $250 one time Year not stated | Buyer, per listingsAt closing | Secondary Pam Harrington Exclusives, Seabrook Island buyer guide (an agent's page)“One-time SIPOA property transfer fee: $250 at closing”Checked October 13, 2026 |
| SIPOAResale certificate or status letter | Not published — | —Before closing | Not published SIPOA 2026 records-access form (the only related fee SIPOA publishes)Checked October 13, 2026 |
| Seabrook Island ClubClub membership is required Owners who held title before 2005 are grandfathered; an ordinary sale ends that for the buyer. Only one owner per property must be a member. Entry-level members commit to seven years. | Required at some level for owners who bought on or after January 1, 2005 Since January 1, 2005 (covenant §40) | BuyerJoins at closing | Confirmed SIPOA Protective Covenants, 11th Amended (2023)“consents and agrees to the obligation of required Club membership at some level”Also: Seabrook Island Club, Club LifeAlso: SIPOA, AboutChecked October 13, 2026 |
| Seabrook Island ClubClub Capital Fee — Golf (and Unlimited Golf) | $75,000 one time 2026 | BuyerAt closing (covenant §40) | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)“Capital Fee: $75,000”Checked October 13, 2026 |
| Seabrook Island ClubClub Capital Fee — Racquet Sports | $50,000 one time 2026 | BuyerAt closing (covenant §40) | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub Capital Fee — Neighborhood | $25,000 one time 2026 | BuyerAt closing (covenant §40) | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub Capital Fee — Homesite (undeveloped lots only) Within 30 days of a certificate of occupancy, a Homesite member must move up to at least an entry-level category. | $15,000 one time 2026 | BuyerAt closing (covenant §40) | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island Utility CommissionWater and sewer account — open or transfer | $35 one time 2026 | Account holderWhen service starts | Confirmed SIUC New Account Form 2026“A $ 35.00 fee will be charged for new or transferred service accounts”Checked October 13, 2026 |
| State of South CarolinaDeed recording fee ("deed stamps") | $1.85 per $500 of value $1.85 per $500 of value ($3.70 per $1,000): $1.30 state + $0.55 county Current law | Seller by statute (the buyer is secondarily liable; a contract can shift it)At recording | Confirmed SC Code §12-24 (deed recording fee)“one dollar eighty-five cents for each five hundred dollars, or fractional part”Also: SC Department of Revenue, Deed Recording FeeChecked October 13, 2026 |
| Charleston County Register of DeedsRecording charge — deed and mortgage | $15 one time $15 per deed; $25 per mortgage Current law | Whoever records (the buyer, through the closing attorney)At recording | Confirmed SC Code §8-21-310 (Register of Deeds fees)“fifteen dollars for a deed to real estate”Checked October 13, 2026 |
| Charleston County Register of DeedsRecording charge — mortgage | $25 one time Current law | The borrower, through the closing attorneyAt recording | Confirmed SC Code §8-21-310 (Register of Deeds fees)Checked October 13, 2026 |
Every year you own
| Fee | Amount | Who pays · when | Source · checked |
|---|---|---|---|
| SIPOAAnnual assessment — home or villa A buyer inherits any unpaid SIPOA charges, so the closing attorney gets a SIPOA status letter. | $3,133 a year 2026 (it was $3,050 in 2024 and 2025) | OwnerBilled in February, due March 31 | Confirmed SIPOA 2026 Budget Overview“Developed Property Assessment $3,133”Checked October 13, 2026 |
| SIPOAAnnual assessment — undeveloped lot A new home moves to the developed rate at its certificate of occupancy, or one year after construction starts. | $1,723 a year 2026 (it was $1,680 in 2024 and 2025) | OwnerBilled in February, due March 31 | Confirmed SIPOA 2026 Budget Overview“Undeveloped Property Assessment $1,723”Checked October 13, 2026 |
| SIPOAAnnual assessment — Bohicket Marina Village | $1,033 a year 2026 | OwnerBilled in February, due March 31 | Confirmed SIPOA 2026 Budget Overview“Bohicket Marina Assessment $1,033”Checked October 13, 2026 |
| Seabrook Island ClubClub monthly dues — Unlimited Golf | $1,524 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub monthly dues — Golf | $1,168 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub monthly dues — Racquet Sports | $657 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub monthly dues — Neighborhood | $461 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub monthly dues — Homesite | $286 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island Club2027 Master Plan assessment — Golf | $6,000 one time 2027 | MemberBilled quarterly in 2027 | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)“2027 $6,000 Master Plan assessment, billed quarterly”Checked October 13, 2026 |
| Seabrook Island Club2027 Master Plan assessment — Racquet Sports | $3,000 one time 2027 | MemberBilled quarterly in 2027 | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island Club2027 Master Plan assessment — Neighborhood | $750 one time 2027 | MemberBilled quarterly in 2027 | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island Club2027 Master Plan assessment — Homesite | $500 one time 2027 | MemberBilled quarterly in 2027 | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island ClubClub service fee | $52 a month $52 a month for members living in 29455; $20 a month elsewhere. Homesite members pay 22% on food and drink instead. 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)“fixed monthly service fee of $52”Checked October 13, 2026 |
| Seabrook Island ClubClub service fee — members living outside 29455 | $20 a month 2026 | MemberMonthly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)Checked October 13, 2026 |
| Seabrook Island Utility CommissionWater base fee | $24.55 a month $24.55 a month, plus $6.46 per 1,000 gallons used 2026 | Account holderMonthly, used or not | Confirmed Seabrook Island Utility Commission, 2026 ratesChecked October 13, 2026 |
| Seabrook Island Utility CommissionSewer, inside town limits | $56.45 a month 2026 | Account holderMonthly, flat | Confirmed Seabrook Island Utility Commission, 2026 ratesChecked October 13, 2026 |
| Town of Seabrook IslandTown property tax | None — no town levy appears on the county's millage 2025 levy | —— | Confirmed Charleston County Auditor, 2025 Millage Levy breakdown“St John's Fire District(TD 51,53,54,55)”Checked October 13, 2026 |
| Charleston CountyProperty tax levy — St. John's Fire District | 246.1 mills 216.1 countywide mills + 30.0 St. John's Fire District. Covers Seabrook (TD 53), Kiawah (TD 54), and Johns Island and Wadmalaw outside any town (TD 51 — "T.D. 5-1" on the county map). 2025 levy — the 2026 card isn't posted yet | OwnerYearly tax bill | Confirmed Charleston County Auditor, 2025 Millage Levy breakdown“St John's Fire District(TD 51,53,54,55)”Checked October 13, 2026 |
| Charleston CountySolid Waste Recycling and Disposal Fee The amount is from the county's own sample bill. Check the parcel's last bill for the exact line. | $150 a year 2025 levy | OwnerOn the yearly tax bill | Confirmed Charleston County Auditor, 2025 Millage Card“SOLID WASTE RECYCLING AND DISPOSAL FEE +150.00”Checked October 13, 2026 |
| State of South CarolinaAssessment ratio — legal residence Lost if the home is rented more than 72 days in a calendar year. | 4% of market value Current law | Owner — you must applyApply before the first penalty date | Confirmed SC Code §12-43-220 (assessment ratios)“taxed on an assessment equal to four percent of the fair market value”Checked October 13, 2026 |
| State of South CarolinaAssessment ratio — second home, rental or lot | 6% of market value Current law | OwnerYearly | Confirmed SC Code §12-43-220 (assessment ratios)“shall be taxed on an assessment equal to six percent of the fair market value”Checked October 13, 2026 |
| State of South CarolinaSchool operating tax relief — legal residence only | 142.5 mills A legal residence doesn't pay the 142.5 school-operating mills 2025 levy | Credit to the ownerOn the yearly bill | Confirmed Charleston County Auditor, 2025 Millage Card“HOMEOWNERS RECEIVE PROPERTY TAX RELIEF ON SCHOOL BOARD OPERATING TAX FOR THEIR LEGAL RESIDENCE”Checked October 13, 2026 |
| Charleston CountyCounty tax credit The county's sample applies it to an owner-occupied home. Whether a second home gets it isn't stated — the calculator applies it to a legal residence only. | 0.00082 × appraised value 2025 levy | Credit to the ownerOn the yearly bill | Conflicting Charleston County Auditor, 2025 Millage CardChecked October 13, 2026 |
If you rent it out
| Fee | Amount | Who pays · when | Source · checked |
|---|---|---|---|
| Seabrook Island ClubRental Guest Amenity Fee Whether every renting member must pay it is being confirmed with the Club. | $2,100 a year Golf $2,100 · Racquet $4,200 · Neighborhood $6,300 a year — the lower tiers pay more, as published 2026 | A member who rents to guestsYearly | Confirmed Seabrook Island Club, 2026 Membership Guide (linked from seabrookisland.com/club-life)“Required Rental Guest Amenity Fee $2,100/per year”Checked October 13, 2026 |
| Town of Seabrook IslandShort-term rental permit (Class A) | $150 a year $150 permit, plus a business license: $500 minimum on the first $2,000 of rent, then $2.95 per $1,000 Ordinance 2024-06 | HostEach license year | Confirmed Town of Seabrook Island, Short-Term Rentals“Minimum on first $2,000 - $500.00 PLUS Each additional $1,000 - $2.95”Checked October 13, 2026 |
If you build or renovate
| Fee | Amount | Who pays · when | Source · checked |
|---|---|---|---|
| SIPOAArchitectural review — new home | $3,500 one time $3,500 review fee (not refundable) plus a $12,000 refundable deposit, half owner and half contractor 2026 schedule | Owner and builderAt design submittal | Confirmed SIPOA 2026 ARC fee and deposit scheduleChecked October 13, 2026 |
Still open with the issuer
Being confirmed with the issuer. Until an answer comes back, the line above says what’s known and what isn’t.
- SIPOA: Is the transfer assessment 0.5%, and which side pays it? Is the $250 transfer fee current?
- Seabrook Island Club: Can a seller's Club membership pass to the buyer? Is the Rental Guest Amenity Fee required of every renting member?
Spot something out of date? Email mike@mikeolsonre.com and it gets checked and fixed, with the date. The ledger is also a download.
Photo: chucka_nc, CC BY-SA 2.0, via Wikimedia Commons (resized)
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