Kiawah Island — East Beach
Windswept Villas
Villas (a villa regime), managed by Ravenel Associates. What the record says, what has sold, what it costs to own — and what to ask before you buy.
Last verified
Photo by Johannes Beilharz on Unsplash
What the record says
- Developer1–3-bedroom villas overlooking the ocean
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 Windswept Villas sells for
| 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | |
|---|---|---|---|---|---|---|
| Sales | 5 | 6 | 1 | 4 | 4 | 5 |
| $ a sq ft | $808 | $894 | — | — | — | $915 |
Medians need five sales; under that, the count is all we show. The MLS knows this place as “Windswept Villas”. 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 Windswept Villas.
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 11 closed sales of Windswept Villas in the last 24 months: the middle half sold between $891 and $1,030 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 fee, as listing agents typed it
Agents' entries in the MLS, annualized — not the regime's number. The regime's budget is the source; ask its manager.
$12,792 a year (median of 8 listings)
Cross-checkRegime (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 Ravenel Associates for this year's regime budget and the regime fee, in writing. Nobody publishes it.
- Ask whether a special assessment is planned or underway, and what the reserves hold.
- Ask what the regime's master insurance covers and what you insure yourself.
- 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 askWho manages Windswept Villas?
Ravenel Associates, by the KICA and ARB regime-manager lists.
What kind of homes are in Windswept Villas?
Villas (a villa regime). 1–3-bedroom villas overlooking the ocean.
Is Windswept Villas in the Town of Kiawah Island?
Yes — it's inside the Town of Kiawah Island.
How many homes in Windswept Villas have sold since 2021?
25 closed in the CHS Regional MLS from January 2021 through October 9, 2026; over the last 24 months the median sold at $1,006 a square foot.
More in East 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 — Windswept Villas 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.