Kiawah Island — West Beach
Middlewoods West
Single-family homes (no regime on KICA's or the ARB's manager list). What the record says, what has sold, what it costs to own — and what to ask before you buy.
Last verified
Photo by lorimcm on Unsplash
What the record says
- DeveloperNear the main gate, Cougar Point and The Sandcastle
Close by
- NearbyThe Sandcastle (KICA)
- NearbyCougar Point (Resort)
Facts about the place only — never its people. Who said each line is on its tag; the sources are at the bottom of this page.
What Middlewoods West sells for
| 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | |
|---|---|---|---|---|---|---|
| Sales | 1 | 2 | 2 | 2 | 2 | 1 |
| $ a sq ft | — | — | — | — | — | — |
Medians need five sales; under that, the count is all we show. The MLS knows this place as “Middlewoods West”. Many Kiawah Island listings name only the island, so this is a floor, not every sale here.
Want the sales behind these numbers — which units, what they had, what they sold for? Mike sends the comps for Middlewoods West.
Send me the compsBased on information from CHS Regional MLS for the period 01/01/2021 through 10/14/2026. MLS figures are aggregates of listings as entered by agents, deemed reliable but not guaranteed. No listing, address or agent is shown.
What yours might sell for
From 5 closed sales of Middlewoods West in the last 36 months: the middle half sold between $723 and $901 a square foot. MLS data through October 9, 2026.
Where homes like yours have been selling
Enter square feet
The range comes from closed MLS sales only — no listings and no automated valuation model. Want the real number? Mike builds a CMA from the comps.
Get Mike’s full CMAWhat you’d pay to own here
Annual assessment — home or villa
$2,562 general + $357 reserve + $239 amenity (Sandcastle)
ConfirmedContribution to Reserves (the "transfer fee")
The rate is confirmed. The minimum is "the current Annual Assessment" — $3,158 if all three 2026 charges count, $2,562 if only the general one does. Being confirmed with KICA.
0.5% of the price, never less than the current annual assessment — so the floor applies below about $631,600
ConflictingProperty Sale Administration Fee
$100 one time
ConfirmedRegime (villa association) fees
Your contract's regime disclosures and the regime manager have the real number.
Vary by regime; not published by KICA
Not publishedKiawah Island Club membership
Available only with select properties. Agent pages report initiation at $185,000 golf, $160,000 sports and $120,000 social, and say it is mandatory in Cassique and The Settlement — none of that is from the Club.
SecondaryShort-term rental license
Licenses in capped areas are first come, first served. The Town issues them — not KICA.
Application $500 (R-1 and capped R-2 streets) or $200 (other zones), plus a rental license tax: $75 on the first $2,000 of rent, then $3.05 per $1,000
ConfirmedProperty tax levy — St. John's Fire District
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).
Confirmed
Every line, its source and the date it was checked: Kiawah’s fee ledger. Your own closing and first year, line by line: the true-cost calculator.
Ask these before you buy here
- Ask KICA for a status letter on the property — any unpaid charges pass to the buyer.
- Ask whether a special assessment is planned or underway, and what the reserves hold.
- Ask what the regime maintains — roofs, siding, docks, pools — and what's yours.
- If you'll rent it out: the Town of Kiawah Island licenses short-term rentals, and in capped areas licenses go first come, first served. Ask the regime for its own rules too.
- Look up the flood zone for the exact address — zones change within a neighborhood. Look it up.
Mike asks them for you — and reads the regime's answers before you sign.
Have Mike askWhat kind of homes are in Middlewoods West?
Single-family homes (no regime on KICA's or the ARB's manager list). Near the main gate, Cougar Point and The Sandcastle.
Is Middlewoods West in the Town of Kiawah Island?
Yes — it's inside the Town of Kiawah Island.
How many homes in Middlewoods West have sold since 2021?
10 closed in the CHS Regional MLS from January 2021 through October 9, 2026.
More in West Beach
Every neighborhood, the island’s price map and its market: Kiawah Island, neighborhood by neighborhood.
Sources
- Kiawah ARB regime-manager list (undated) — management company (ARB Regime Manager list, © 2018, undated); checked October 13, 2026.
- KICA regime-manager list (revised 3/22/2022) — management company (KICA-posted list, revised 03.22.2022); checked October 13, 2026.
- Kiawah Island Real Estate — Middlewoods West page — area, type, setting (Kiawah Island Real Estate, LLC); checked October 13, 2026.
Spot something out of date? Tell us and it gets checked and fixed, with the date.
Live oaks on Kiawah
Photo: JulDer Wiki, CC BY 4.0, via Wikimedia Commons (resized)
Two ways in
Talk it through with Mike, or ask Val — the guide’s AI assistant, answering from this site’s sourced facts.