Seabrook Island — inside the gate
Seabrook Island, neighborhood by neighborhood
Every neighborhood and regime, who manages it and what the record says — and the market: 1,096 home sales since January 1, 2021, each month checked against the MLS’s own numbers, and the county’s deeds on a map.
Last verified
Photo: See1,Do1,Teach1, CC BY 2.0, via Wikimedia Commons (resized)
The price map
What homes last sold for
Swipe the map to pan it.
| Range | Hexagons | Homes in them |
|---|---|---|
| $413K to $690K | 12 | 803 |
| $690K to $875K | 11 | 548 |
| $875K to $1.25M | 11 | 307 |
| $1.25M to $1.63M | 11 | 268 |
| $1.63M to $2.80M | 10 | 222 |
| fewer than 5 deeds — count only | 36 | 328 |
Tap a hexagon to read it.
Deeds are what today’s owners paid — every sale, MLS or not. They run ahead of the MLS here.
Want the deeds behind one hexagon — one street, one regime?
Ask MikeShare this month's market card
Your lot, from above
See any address the way the islands see it
FEMA’s flood zone, the ground’s height from USGS lidar against today’s tide, and what homes around it last sold for — then Mike’s one-page report on it.
Every neighborhood
SIPOA: 2,400-acre Seabrook Island Development, about 2,600 residential properties, gated, in the Town of Seabrook Island. Every regime on SIPOA's list, grouped the way the Seabrook Island Club's real-estate site groups them.
Price per square foot, complex by year
The median sold price per heated square foot for every complex with eight or more MLS sales since 2021. A dashed cell is under five sales — the count, never a median.
| Complex | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|
| Pelican Watch Villas | $528 | $725 | 4 | $635 | $728 | $681 |
| Bohicket Marina Village | $327 | $494 | 4 | 3 | $506 | $595 |
| High Hammock Villas | $253 | 4 | $388 | 4 | $342 | 2 |
| Summer Wind Cottages | $391 | $492 | $517 | $625 | $600 | 3 |
| Atrium Villas | $513 | 4 | $782 | 4 | 4 | 3 |
| Marsh Walk Villas | $349 | $411 | 3 | 3 | $503 | $423 |
| Tarpon Pond Cottages | $403 | 3 | $472 | 3 | $589 | 3 |
| Bay Pointe Villas | $336 | $487 | $558 | $596 | 2 | 2 |
| Spinnaker Beachhouses | $421 | $499 | 3 | $562 | $611 | · |
| Salt Marsh Townhomes | $362 | $442 | 2 | $547 | 3 | 4 |
| The Village | $328 | $480 | $550 | $534 | 3 | 3 |
| Sealoft Villas | $508 | 4 | 2 | 2 | 2 | $609 |
| Racquet Club | 3 | 3 | 3 | 4 | 2 | 4 |
| Creek Watch Villas | 1 | $516 | 1 | 2 | 4 | 4 |
| Golf Shore Villas | 2 | 3 | 4 | 4 | 2 | 2 |
| Courtside Villas | 2 | $414 | 1 | · | $442 | 2 |
| Live Oak Villas | 3 | 3 | 1 | 1 | 2 | 4 |
| Deer Point Villas | 2 | 1 | · | 2 | 2 | 2 |
| Homes of Hidden Oaks | 2 | 2 | 2 | 3 | · | · |
| North Beach Village | 2 | · | 2 | 4 | · | 1 |
| Shelter Cove Villas | 2 | 2 | 1 | 1 | 3 | · |
| Dunecrest Villas | 3 | 2 | · | · | · | 3 |
| Ocean Winds Villas | 1 | 1 | 1 | · | 2 | 3 |
| Wedgewood Villas | · | 2 | 1 | 2 | 3 | · |
Want your complex's numbers — what sold, what's listed, where the price per foot is heading? Ask Mike.
Ask for my complex's numbersWhat yours might sell for
From 159 closed sales of a villa or townhome elsewhere on Seabrook Island in the last 24 months: the middle half sold between $444 and $627 a square foot. MLS data through October 13, 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 CMABased 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.
When it sells, and how fast
41% of Seabrook Island's 2025 sales cut the asking price before they sold, against 12% in 2021.
Home sales closed, month by month
| Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | 15 | 11 | 15 | 31 | 20 | 24 | 18 | 22 | 18 | 13 | 12 | 34 |
| 2022 | 15 | 14 | 22 | 21 | 27 | 15 | 16 | 12 | 25 | 14 | 10 | 10 |
| 2023 | 9 | 14 | 11 | 13 | 19 | 17 | 14 | 20 | 13 | 11 | 17 | 6 |
| 2024 | 10 | 13 | 15 | 19 | 27 | 13 | 16 | 16 | 6 | 13 | 10 | 13 |
| 2025 | 11 | 8 | 13 | 26 | 20 | 16 | 17 | 20 | 8 | 14 | 9 | 17 |
| 2026 | 9 | 16 | 16 | 14 | 19 | 23 | 11 | 18 | 15 | 7 |
The last month is partial — sales through October 13, 2026. MLS closings are often entered days after they close.
Price per square foot, year by year
Each price band, the last 12 months
Bar: median days on the market among sales that were listed at all. Months of supply: homes for sale today against the band’s pace of sales.
Thinking of selling? Ask how long a home like yours takes in its band. What the first price does to a sale here: the listing truths.
Ask MikeBased on information from CHS Regional MLS for the period 01/01/2021 through 10/14/2026. Homes only (fractional shares left out). MLS figures are aggregates of listings as entered by agents, deemed reliable but not guaranteed. No listing, address or agent is shown.
What a view is worth
Median price per square foot over the last three years by what the listing says the lot is, against every home of the same kind (the dark tick). Lots can be more than one thing; five sales or no bar.
Villas and townhomes
Detached homes
Looking for one of these — ocean, marsh or deep water? Tell Mike what you're after.
Ask Mike to watch for oneBased on information from CHS Regional MLS for the period 01/01/2021 through 10/14/2026.
Who owns what
SIPOA names three entities on the island — the Town, the owners' association and the Club. There's no resort.
Association (SIPOA)
- Lake House (fitness, pools)
- Oyster Catcher Community Center
- nature trails
- crab dock
- kayak launch
- community gardens
- beach access boardwalks
- Gatehouse (24/7 access control)
Club (Seabrook Island Club, private; SIPOA says owners must join at purchase)
- golf courses (Crooked Oaks, Ocean Winds)
- racquet center
- equestrian center
- Island House
- Beach Club
Resort
- none — SIPOA names three entities on the island: the Town, SIPOA and the Club
What it costs to own on Seabrook
Annual assessment — home or villa
A buyer inherits any unpaid SIPOA charges, so the closing attorney gets a SIPOA status letter.
$3,133 a year
ConfirmedTransfer 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
SecondaryTransfer fee
Not in any SIPOA document we read. Being confirmed with SIPOA.
$250 one time
SecondaryClub 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
ConfirmedClub capital fee, by membership level
$15,000 to $75,000 one time
ConfirmedClub dues, by membership level
$286 to $1,524 a month
ConfirmedShort-term rental permit (Class A)
$150 permit, plus a business license: $500 minimum on the first $2,000 of rent, then $2.95 per $1,000
ConfirmedTown property tax
None — no town levy appears on the county's millage
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: Seabrook’s fee ledger. Your own closing and first year, line by line: the true-cost calculator.
Ready to look?Book an Island Buyer CallAsk ValGet the island report
Quick answers
Do you have to join the Seabrook Island Club to own on Seabrook?
Required at some level for owners who bought on or after January 1, 2005. Only one owner per property must be a member.
How many homes are on Seabrook Island?
By SIPOA: SIPOA: 2,400-acre Seabrook Island Development, about 2,600 residential properties, gated, in the Town of Seabrook Island. The county's roll shows 2,476 homes and 222 empty residential lots in the Town of Seabrook Island.
What does SIPOA cost a year?
$3,133 a year for a home or villa (2026 (it was $3,050 in 2024 and 2025)). Villa and cottage regimes charge their own fees on top; SIPOA doesn't publish them.
How many regimes are on Seabrook Island?
SIPOA's regime-manager list names each regime and who manages it; this page carries 42 of them — every one with a sourced record.
How many homes sold on Seabrook Island in the last 12 months?
182 closed in the CHS Regional MLS in the 12 months through October 13, 2026, at a median of $857,500.
How these numbers are made
- MLS: 1,096 home sales closed January 4, 2021 to October 13, 2026 in the CHS Regional MLS (area 30 - Seabrook), pulled October 14, 2026. Every one of 70 months matched the MLS’s own sold count, median and averages before this page was built, and 25 sales picked at random were read a second time and agreed field by field. Fractional shares are left out.
- County: Charleston County SC public property records (assessor-maintained parcel layer), tax district 5-3, pulled October 14, 2026 — aggregates only, never an owner or an address.
- sipoa.org — acreage, property count, SIPOA-owned facilities, Club-owned facilities, mandatory Club membership, three entities; checked October 13, 2026.
- sipoa.org — 43 regimes and their managers; checked October 13, 2026.
- seabrookisland.com — villa/cottage/townhome grouping; 2,600 residential properties; villa definition; checked October 13, 2026.
Neighborhood facts checked October 13, 2026. Spot something out of date? Tell us.
Dolphins strand-feeding off Seabrook
Photo: chucka_nc, CC BY-SA 2.0, 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.