Photo: Rose Hill dock at high tide, Colleton River - Carl Kratz
Nearly 2,000 acres of Lowcountry landscape, two gated entrances, and one of the most diverse lifestyle menus in Bluffton - from fairway homesites to Colleton River marshfront estates.
Rose Hill Plantation sits at the heart of Bluffton, bisected by Highway 278 into two distinct personalities - the golf and country club side to the east, and the equestrian and river estate side to the west along the Colleton River. Very few communities in the SC Lowcountry can genuinely serve buyers with interests this wide-ranging.
The community was established in the 1980s on land steeped in Lowcountry history. The Rose Hill Plantation House, a Gothic Revival antebellum structure on the property, is listed on the National Register of Historic Places. Today, nearly 1,000 homes are woven through live oaks draped in Spanish moss, tidal creeks, freshwater wetlands, and open green spaces that give the community a genuine sense of breathing room.
What sets Rose Hill apart from comparable gated communities in Bluffton is the combination of a relatively modest POA fee, a semi-public golf course open to non-members, an active equestrian center with polo events, and river access via the Colleton Point Pavilion - amenities that often carry much higher cost structures elsewhere in the market.
Highway 278 divides Rose Hill into two distinct sides, each with its own gated entrance and its own buyer profile. Knowing which side fits you is the first conversation I have with every Rose Hill buyer.
Home to the Rose Hill Golf Club and the main clubhouse, this side draws buyers who want golf community living without a mandatory membership or a high initiation fee. Homesites line the fairways of the Gene Hamm-designed 18-hole championship course, and the community pools, tennis courts, and pickleball courts are all within easy reach. Patio home communities and smaller single-family home neighborhoods make this the more accessible price tier.
Larger lots, marshfront estates with panoramic views of the Colleton River, and the community's equestrian center all live on this side. Buyers drawn here tend to want acreage, privacy, river access, and in some cases the ability to keep horses. The Colleton Point Pavilion provides kayak and boat launch access directly onto the river. This is where you find Rose Hill's highest-end custom homes and the greatest lot diversity - from half-acre wooded homesites to estate parcels exceeding an acre along the marsh. One important detail for horse buyers: keeping horses on your property requires that your lot borders the horse trails on the estate side. That is a specific subset of lots - worth confirming before you fall in love with a particular address.
One of the strongest value arguments for Rose Hill is the breadth of activities included in a relatively modest POA fee - activities that require expensive memberships or initiation fees at comparable communities.
18-hole Gene Hamm course built in 1982, recently upgraded with five tee sets and dwarf Bermuda grasses. Semi-public - residents can play without a full membership. Optional annual membership available.
Multiple pool locations serve both sides of the community, meaning you are not driving across the highway to swim. Family-friendly layouts with pool decks suited for outdoor entertaining.
Dedicated tennis courts and pickleball courts available to all residents as part of standard POA membership. Pickleball has become particularly active among the Rose Hill social community.
50 acres of fenced pasture and miles of greenbelt riding trails on the estate side. The equestrian center hosts charity polo matches throughout the year - a signature social event that draws fans from across the SC Lowcountry.
Newly renovated waterfront pavilion on the Colleton River with kayak and small boat launch access. Direct tidal river access is a meaningful differentiator at this price range in Bluffton.
The updated clubhouse includes Fair Winds Bar and Grill, serving Lowcountry cuisine with regular happy hours and live music. A true social hub for residents - not just a room to rent.
Acres of dedicated parkland and walking/nature trails weave through the community. live oaks, Spanish moss, freshwater tidal creeks, and native wildlife make this one of the more scenic walking environments in Bluffton.
Dedicated bocce ball courts support the active social calendar Rose Hill residents maintain. One more low-key amenity that sets the community's laid-back Lowcountry tone.
Two staffed gatehouses - one on each side of the community - provide around-the-clock security. Both car and golf cart access are managed. This is live staffing, not camera-only gate monitoring.
Rose Hill offers a wider spread of home types and price points than most Bluffton gated communities. Whether you are looking for a lock-and-leave patio home or a custom marshfront estate, there is a legitimate conversation to be had. Here is how the market generally segments.
Smaller footprint single-family homes and patio communities primarily on the golf side. Typically 1,400 to 2,200 sq ft on modest lots. These appeal to buyers who want the Rose Hill lifestyle and security without the maintenance burden of a larger property. Good lock-and-leave suitability.
Single-family homes on the golf side with fairway or lagoon views. Lot sizes from roughly a quarter acre to over a half acre. Home sizes run from about 2,000 to 3,500 sq ft. Custom builder and production builder homes both exist in this segment. Strong Lowcountry architecture with screened porches is common.
Half-acre to one-plus-acre homesites on the equestrian side, typically with mature oak canopy, more privacy, and a greater sense of acreage. Home sizes can push well above 3,000 sq ft. Some lots remain available for custom new construction. The feel here is distinctly more stately than the golf side.
The most premium properties in Rose Hill - marshfront estates with panoramic views of the Colleton River and the tidal marshes beyond. Some of the most beautiful natural settings in Bluffton at a significant discount to comparable waterfront or marshfront in Hilton Head Island communities. Lot sizes and home footprints vary widely; some exceed 1.5 acres.
"Rose Hill gives you a lot of community for the money. A legitimate equestrian program, a playable golf course, river access, and 24-hour security - at a POA fee that is well below what comparable amenities cost at Palmetto Bluff or Colleton River. The tradeoff is that the community spans both sides of a busy highway, so you want to be deliberate about which side fits your lifestyle. I have walked both sides many times since I moved to the Lowcountry in 1996. The golf side has more of a neighborhood feel and easier walkability to the clubhouse and pools. The estate side has the space, the river, the horses, and a real sense of arrival - but you are driving to most things. Neither answer is wrong. The answer depends on what you are actually going to use."Carl Kratz - Broker & Realtor | Century 21 Integra Realty | Bluffton, SC
Rose Hill's address is Bluffton, but its location on Highway 278 puts it squarely between Old Town Bluffton and Hilton Head Island - with fast access to I-95 and Savannah for buyers who care about regional connectivity.
I believe in helping buyers make the right decision, not just the transaction in front of me. Here is a candid read on Rose Hill's strengths and the trade-offs worth knowing before you visit.
Understanding the full annual cost before you write an offer matters. Rose Hill's POA fee structure includes a regular assessment plus a special assessment currently running through 3/1/2027. Here is how the 2025 fee structure broke down for homeowners.
| Assessment Type | Frequency | Annual Total (Home) |
|---|---|---|
| Regular Assessment | Quarterly (Jan, Apr, Jul, Oct) | $2,800 |
| Special Assessment | Quarterly (Mar, Jun, Sep, Dec) | $700 |
| Supplemental Assessment | Once annually (April) | $200 |
| 2025 Total Annual Cost | Per home site | $3,700 |
These are the questions I hear most from out-of-town buyers considering Rose Hill. If you do not see your question here, contact me directly and I will get you a straight answer.
The 2025 total annual assessment for a home site was $3,700, which includes the regular quarterly assessment plus a special assessment running through 3/1/2027. After that date, the annual cost will drop if the special assessment is not renewed. See the fee breakdown above and the full HOA and transfer fee guide for current figures.
No. Golf membership at Rose Hill Golf Club is entirely optional and purchased separately from your POA dues. The course is semi-public, so you can also pay daily greens fees without a membership. Resident and non-resident membership tiers are available for those who want unlimited play.
Yes. Rose Hill charges transfer fees at closing for both improved and unimproved properties. These fees are a normal part of buying in any gated Bluffton community and should be factored into your closing cost estimate. Current transfer fee amounts are listed on the Bluffton HOA and Transfer Fee page.
Highway 278 divides Rose Hill into two distinct sides with their own gated entrances. The south side is the country club side - golf course, main clubhouse, pools, tennis, and pickleball. The north side is the estate side - larger lots, the equestrian center, the polo field, and Colleton River marshfront access via Colleton Point. Each has its own buyer profile. See the Two Communities section above for a full breakdown.
Yes, but with an important condition. Keeping horses on your own property is permitted only on the estate side, and only on lots that directly border the horse trails. Not every estate-side lot qualifies. If horse ownership on your property is a priority, verify trail adjacency for any specific address before making an offer.
Rose Hill is not an age-restricted or 55-plus community - anyone can purchase here. That said, the ownership demographic skews older, and the lifestyle - golf, equestrian events, social clubs, nature trails, and a relaxed pace - aligns well with what many pre-retirees and retirees are looking for. It offers a genuine sense of community without the age restriction of Sun City or Latitude Margaritaville.
Yes. Golf carts are permitted within the community and are a common way residents get around, particularly on the golf side where the clubhouse, pools, and amenities are within easy cart distance of most homes.
Rose Hill Golf Club is semi-public. Residents and non-residents alike can book tee times and pay daily greens fees without a membership. Annual memberships are available at resident and non-resident rates for those who play regularly. The club won Best Public Golf Course in the Best of Bluffton 2025 Community Choice Awards.
Occasionally. Rose Hill is a well-established community and the vast majority of available homes are resale. You may find a custom new build on a remaining lot from time to time, but do not count on new construction inventory being available. If new construction is a priority, there are other Bluffton communities better suited - contact me and I can walk you through the options.
No. Short-term rentals are not permitted in Rose Hill Plantation. If generating short-term rental income is part of your plan, Rose Hill is not the right community. Minimum lease periods apply - contact me to verify current rental restrictions before purchasing.
Rose Hill is approximately 10 miles from Hilton Head Island - about a 15-minute drive via Highway 278. This makes it one of the closest gated Bluffton communities to the island while offering significantly lower price points than comparable gated communities on Hilton Head itself.
Downtown Savannah is approximately 38 miles from Rose Hill - about a 38-minute drive. The Savannah/Hilton Head International Airport is approximately 30 miles away, roughly 37 minutes. Both are a comfortable and straightforward drive via Highway 278 and I-95.
I have been living in the SC Lowcountry since 1996 and have shown homes across both sides of Rose Hill many times. Let me help you figure out which side - and which home type - actually fits your life.
Discover your dream home in the prestigious Rosehill neighborhood! This stunning 3-bedroom home, complete with a versatile flex room that can serve as a 4th bedroom, offe...
Peacefully situated along the golf course in sought-after Rose Hill Plantation, this meticulously maintained custom-built two-story home offers exceptional craftsmanship,...
Enjoy privacy and peaceful surroundings on this beautiful .38-acre homesite nestled within one of Rose Hill's quiet cul-de-sacs. Backing to a tranquil wooded setting, thi...
Design and build your custom dream home on this exceptional .72-acre homesite overlooking lush fairways in the sought-after gated community of Rose Hill. Situated on a qu...
Build your custom Lowcountry dream home on this exceptional .36-acre homesite with picturesque golf course fairway views in Rose Hill. Tucked away on a quiet cul-de-sac, ...
Positioned on a premier .53-acre cul-de-sac lot in one of Rose Hill's most sought-after corridors, this custom residence was built with intention and it shows in every de...
Located in the desirable Rose Hill community, just minutes from Hilton Head beaches and Old Town Bluffton, this spacious 4-bedroom, 3-bath home is perfectly positioned al...
Experience luxury Lowcountry living in this stunning Rose Hill - Estate Side home, which offers one-of-a-kind marsh and deep-water views, exceptional craftsmanship, and c...
Great opportunity to buy in Rose Hill. Very bright and open 3-bedroom, 3 full bath duplex home. The updates and renovations will not disappoint! Enjoy a private and peace...
Welcome to 3 Crabtree Lane in picturesque Rose Hill, where life is relaxed, and nature is all around. This 3/2 home has been meticulously maintained- so you can move in ...
Located on Spartina Crescent, a most coveted marsh front address in Rose Hill Plantation; this estate-side home offers nearly 3,300 square feet with a generous open floor...
Welcome to 28 Fairway Drive in Rose Hill Plantation, a sought-after golf community in Bluffton, SC. This beautifully updated 5BR/4BA home sits on the 13th fairway with st...
Welcome to 3 Canebrake Lane! Remodeled in 2025, this beautifully updated 4-bedroom, 3.5-bath home offers 2,347 square feet of comfortable living with exceptional bedroom ...
Great value! Offered $60 per square foot under the Rose Hill Golf-side average of recently sold homes. Welcome to this desirable 2400+ sqft, 4-bedroom, 3-bathroom home l...
Welcome to this spacious 4br/3.5ba home located on the 4th fairway of the desirable Rose Hill community. You will enjoy watching golfers, nature, and beautiful sunsets ...
We do not attempt to independently verify the currency, completeness, accuracy or authenticity of the data contained herein. It may be subject to transcription and transmission errors. Accordingly, the data is provided on an “as is” “as available” basis only and may not reflect all real estate activity in the market. © 2026 REsides, Inc. All rights reserved. Certain information contained herein is derived from information, which is the licensed property of, and copyrighted by, REsides, Inc.
This information is deemed reliable, but not guaranteed. Neither the Lowcountry Regional MLS, nor the listing broker, nor their agents or subagents are responsible for the accuracy of the information. The buyer is responsible for verifying all information. This information is provided by the Lowcountry Regional MLS for use by its members and is not intended for use for any other purpose.
