55+ Active Adult Communities Near Hilton Head Island, Bluffton & Hardeeville, SC
A side-by-side, locally researched guide to Sun City Hilton Head, Latitude Margaritaville Hilton Head, The Haven at New Riverside, Four Seasons at Carolina Oaks, and Four Seasons at Hilton Head Lakes, the five leading age-restricted and active adult communities in the South Carolina Lowcountry.
Compare All 5 Communities Talk to a Local BrokerRetirement and Downsizing Options in the Lowcountry
Buyers relocating to the Hilton Head area for retirement, downsizing, or a low-maintenance second home increasingly look past Hilton Head Island itself and into Bluffton and Hardeeville, where five master-planned, age-restricted communities offer resort-style amenities, gated security, and homeowner association-maintained landscaping at a lower cost of entry than island real estate.
Sun City Hilton Head, Latitude Margaritaville Hilton Head, The Haven at New Riverside, Four Seasons at Carolina Oaks, and Four Seasons at Hilton Head Lakes are all age-restricted 55 and older communities within a 20 to 40 minute drive of Hilton Head Island beaches, historic Old Town Bluffton, and the Savannah, Georgia metro area. Each community is built around a different lifestyle, from championship golf and 150-plus resident clubs to a quiet, boutique-scale neighborhood near the May River. This guide compares home price bands, amenity differences, builder, location, golf access, and the type of buyer each community tends to attract, with HOA and transfer-fee details linked separately so you can verify the latest numbers before touring in person.
Compare the 5 Communities at a Glance
Price bands below are directional, meant to show how each community compares to the others, and shift as each builder moves through new phases of construction. HOA dues, POA fees, and transfer fees are not listed on this page at all, see the linked guide below for those, since they change on their own schedule independent of home prices.
| Community | City | County | Builder / Developer | Home Price Range | Golf Course | Best For |
|---|---|---|---|---|---|---|
| Sun City Hilton Head | Bluffton / Okatie | Beaufort & Jasper | Del Webb (Pulte) | $300s to $1M+ | Yes, 3 courses | Largest amenity package and club selection |
| Latitude Margaritaville | Hardeeville | Jasper | Minto Communities / Margaritaville | Low $300s to $600s+ | No | Entertainment-driven, brand lifestyle buyers |
| The Haven at New Riverside | Bluffton | Beaufort | Del Webb | $400s to $800s | No | Small, quiet, gated setting near the May River |
| Four Seasons at Carolina Oaks | Bluffton | Beaufort | K. Hovnanian Homes | $420s to $670K | No | Boutique-scale, energy-efficient new construction |
| Four Seasons at Hilton Head Lakes | Hardeeville | Jasper | K. Hovnanian Homes | $400s to high $500s | Yes, Tommy Fazio design (public/semi-private) | Golf-focused buyers wanting the newest construction |
HOA dues, POA fees, capital contributions, and transfer fees by community live in one place, kept current independent of this page: Bluffton HOA Fees and Transfer Fees guide.
Which 55+ Community Fits Your Lifestyle?
Every one of these communities is age-restricted and low-maintenance, but the day-to-day experience is different in each. Here is a quick read on who tends to be happiest where.
You want the most to do
Sun City Hilton Head is the largest active adult community in South Carolina, with more than 150 clubs, three golf courses, and six pools. If variety and a large peer group matter most, start here.
You want a brand-name resort lifestyle
Latitude Margaritaville brings a Jimmy Buffett-inspired town square, live music, and a walkable resort feel to Hardeeville. It suits buyers who want entertainment built into daily life.
You want quiet and small
The Haven at New Riverside is about 500 homes, gated, and tucked near the May River and Palmetto Bluff. It delivers Del Webb quality amenities without a large-scale feel.
You want new construction, boutique scale
Four Seasons at Carolina Oaks is a smaller K. Hovnanian community in Bluffton built around energy-efficient homes and an on-site clubhouse.
You want golf and the newest amenities
Four Seasons at Hilton Head Lakes centers on a Tommy Fazio-designed golf course across 2,000 acres, with amenities continuing to expand as the community builds out.
You are not sure yet
Most buyers touring the Lowcountry for the first time visit two or three of these communities in a single trip. I can put together a tour itinerary based on your budget and priorities.
Sun City Hilton Head
Sun City Hilton Head is a Del Webb community spanning roughly 5,700 acres, making it the largest active adult community in South Carolina and one of the largest in the country. It is built around three 18-hole championship golf courses, six indoor and outdoor pools, three fitness centers, three restaurants, and a community dock on the Okatie River. More than 150 resident-run clubs cover everything from pickleball and bocce to woodworking and travel groups.
Because Sun City has been building for decades, inventory ranges from original resale cottages to new construction still being released, which gives buyers unusual flexibility on price point, home age, and lot type.
- Three championship golf courses plus practice facilities
- Six pools, three fitness centers, and 165,000+ square feet of amenity space
- 150+ clubs and organizations covering fitness, arts, and social interests
- Pickleball, bocce, tennis, softball, and a community dock on the Okatie River
- Home Price Range
- $300s to $1M+
- County
- Beaufort & Jasper
- HOA & Transfer Fees
- See current fee guide
- Age Restriction
- 55 and older, at least one resident
- Golf
- Three 18-hole courses
- Best For
- Buyers who want the widest range of amenities and social groups
Latitude Margaritaville Hilton Head
Latitude Margaritaville Hilton Head is a Minto Communities development built in partnership with Margaritaville Holdings, located on Highway 278 about 2.5 miles east of I-95 in Hardeeville, the gateway to Hilton Head Island. The community is planned for more than 3,000 attached and single-family homes centered on a Jimmy Buffett-inspired, laid-back lifestyle.
The centerpiece is Latitude Town Square, with a bandshell for live music, the Last Mango Theater for banquets and performances, a fitness center with a spin room and virtual personal trainer, and an indoor whirlpool spa and lap pool. It is one of the more walkable, socially active options in the region for buyers who want resort-style entertainment built into everyday life.
- Latitude Town Square with bandshell for live music and events
- Last Mango Theater, banquet hall, and performance stage
- Fitness center, spin room, indoor whirlpool spa, and lap pool
- Pickleball, tennis, on-site restaurants, and walkable design
- Home Price Range
- Low $300s to $600s+
- County
- Jasper
- HOA & Transfer Fees
- See current fee guide
- Age Restriction
- 55 and older, at least one resident
- Golf
- No on-site course
- Best For
- Buyers who want entertainment, live music, and a brand-name resort feel
The Haven at New Riverside
The Haven at New Riverside is a smaller Del Webb community of roughly 500 homes in Bluffton, near the May River, Palmetto Bluff, and Old Town Bluffton. Buyers who like Del Webb build quality and amenity standards but prefer a quieter, more intimate setting than Sun City tend to gravitate here.
The Retreat, an 8,500 square foot clubhouse, anchors the community with a fitness center, game room, craft room, catering kitchen, ballroom, billiards, and an internet cafe. Single-family ranch floor plans range from about 1,590 to 3,000 square feet with one to four bedrooms.
- The Retreat, an 8,500 sq ft clubhouse with fitness center and ballroom
- Zero-entry pool, tennis, pickleball, and bocce ball courts
- Gated, boutique scale at roughly 500 homes total
- Close to Old Town Bluffton, Palmetto Bluff, and the May River
- Home Price Range
- $400s to $800s
- County
- Beaufort
- HOA & Transfer Fees
- See current fee guide
- Age Restriction
- 55 and older, at least one resident
- Golf
- No on-site course
- Best For
- Buyers who want Del Webb amenities in a smaller, quieter community
Four Seasons at Carolina Oaks
Four Seasons at Carolina Oaks is a gated K. Hovnanian community in Bluffton planned for 559 single-family homes, roughly 20 miles from the beaches of Hilton Head Island. Floor plans range from about 1,324 to 3,209 square feet, with two to three bedrooms and modern, energy-efficient construction.
The community has a boutique-resort feel with an on-site clubhouse, resort-style pool, and outdoor gathering spaces. It is a strong fit for buyers who want brand-new construction with builder warranties rather than resale inventory.
- Clubhouse with resort-style pool and outdoor gathering spaces
- New, energy-efficient construction with builder warranty
- Gated community, planned for 559 homes total
- About 20 miles to Hilton Head Island beaches
See current homes for sale in Four Seasons at Carolina Oaks →
- Home Price Range
- $420s to $670K
- County
- Beaufort
- HOA & Transfer Fees
- See current fee guide
- Age Restriction
- 55 and older, at least one resident
- Golf
- No on-site course
- Best For
- Buyers who want new construction at a smaller, boutique scale
Four Seasons at Hilton Head Lakes
Four Seasons at Hilton Head Lakes is K. Hovnanian's newest active adult community in Hardeeville, built around a 7,317 yard, Tommy Fazio-designed golf course with five tee placements and an 8-acre practice range. The course operates as a public, semi-private facility, so residents have golf access without the course itself being a private club. The community sits within the larger 2,000-acre Hilton Head Lakes property, half of which has been preserved in its natural state and is home to deer, wild turkeys, egrets, and herons.
Plans call for two clubhouses, a lakefront pool, golf simulator, and catch-and-release lakes, with the amenity center opening in phases as the community builds out. This is the community to watch for buyers who want to be first into a brand-new golf lifestyle neighborhood.
- Tommy Fazio-designed 18-hole golf course with practice facility
- Golf clubhouse and separate amenity center clubhouse
- Lakefront pool, golf simulator, bocce and pickleball courts
- 2,000 acres, roughly half preserved as natural wetlands and habitat
See current homes for sale in Four Seasons at Hilton Head Lakes →
- Home Price Range
- $400s to high $500s
- County
- Jasper
- HOA & Transfer Fees
- See current fee guide
- Age Restriction
- 55 and older, at least one resident
- Golf
- Yes, Tommy Fazio design (public/semi-private)
- Best For
- Golf-focused buyers who want the newest construction in the area
Location, Drive Times, and What's Nearby
All five communities sit along the Highway 278 and I-95 corridor between Hilton Head Island and Savannah, Georgia, in Beaufort and Jasper counties. Distances below are approximate and useful for comparing communities relative to one another, not a substitute for a personal drive-time check.
Frequently Asked Questions
What is a 55+ active adult community?
A 55+ active adult community, also called an age-restricted or age-qualified community, is a neighborhood governed by a homeowners association rule requiring at least one resident in each home to be 55 or older, with limits on the number of younger residents allowed to live there permanently. In exchange, these communities offer low-maintenance homes and amenities built specifically for active adults, such as fitness centers, golf, pools, and organized clubs.
What's the difference between Sun City Hilton Head and Latitude Margaritaville?
Sun City Hilton Head is a larger, longer-established Del Webb community with three golf courses and more than 150 clubs, built for buyers who want the widest range of amenities and peer groups. Latitude Margaritaville is a newer Minto and Margaritaville-branded community in Hardeeville centered on live entertainment, a town square, and a laid-back, resort-style social scene. Both are age-restricted 55+ communities, but the day-to-day culture differs.
Are these communities age-restricted for all residents?
Generally, at least one resident of each household must be 55 or older, with HOA rules governing how many residents under 55, including grandchildren visiting for extended stays, are permitted. Each community's governing documents set the exact rules, so confirm current age and occupancy restrictions with the HOA before making an offer.
Can I buy new construction in Sun City Hilton Head if I am under 55?
Yes, with a caveat. Occupancy still requires at least one resident of the household to be 55 or older, but Sun City Hilton Head currently allows buyers as young as 50 to purchase new construction. Confirm the current age requirement directly with the Sun City sales team before writing a contract, since builder purchase-age policies can change.
Which of these communities have golf courses?
Sun City Hilton Head has three 18-hole championship courses, and Four Seasons at Hilton Head Lakes is built around a Tommy Fazio-designed course. The Haven at New Riverside, Four Seasons at Carolina Oaks, and Latitude Margaritaville do not have on-site golf courses.
What are typical HOA fees in these Hilton Head area 55+ communities?
HOA dues, POA fees, capital contributions, and transfer fees differ by community and change over time, so this guide intentionally does not list dollar figures here. For current, verified numbers on every community covered on this page, see the Bluffton HOA Fees and Transfer Fees guide.
Which community is closest to Hilton Head Island beaches?
Sun City Hilton Head, Four Seasons at Carolina Oaks, and The Haven at New Riverside, all in Bluffton, generally offer the shortest drive to Hilton Head Island beaches among these five communities, typically 15 to 20 miles depending on the specific neighborhood section.
Can I still work or run a business from a 55+ community?
Yes. Age restrictions govern residency, not employment. Many residents in these communities continue to work remotely, consult, or run small businesses from home, subject to each HOA's general home-occupation rules, which typically limit signage, customer traffic, and commercial vehicles rather than remote work itself.
How do I compare resale value across these communities?
Resale strength depends on inventory age, amenity completion, HOA financial health, and local demand trends, all of which shift over time. The most reliable way to compare current resale value is a market analysis pulling closed sales and active listings in each specific community, which I can prepare on request.
Not Sure Which Community Fits?
Tell me your budget, must-have amenities, and how often you'll travel, and I'll narrow these five communities down to the two or three worth touring on your next trip to the Lowcountry.
