Condos for Sale in Hilton Head, SC

Hilton Head condos for sale run from studio villas a short walk from the beach to three-bedroom units in oceanfront buildings. Most were built as second homes and vacation rentals, which shapes what they cost to own and what you can do with them. The listings below are live from the MLS. The rest of this page covers what they leave out: the fees, the rental rules and where on the island each kind of condo sits.

Hilton Head Condominiums and Villas: What the Words Mean

On Hilton Head a condo is usually called a villa, and a “villa complex” is a condominium regime: you own the unit, and an association owns and runs the buildings, grounds and pools. The MLS files them as condominiums, which is what this page shows. Townhomes, where you own the ground under the unit, are a separate MLS type.

Hilton Head Townhomes for Sale

The island has far fewer townhomes for sale than condos at any time. They list apart from condos because the owner holds the land, which changes the insurance and the association’s share of the upkeep. Ask whether a listing is a townhome or a condo before you compare prices, and use the Townhomes search at the top of the page to see the ones listed now.

What a Hilton Head Condo Costs to Own

Every condo pays a regime fee to its association, and it varies more than the prices do: it can cover the building’s insurance, roof and exterior, the pools, and sometimes cable and water. Inside the gated communities there is a second bill, the property owners’ assessment for the gates, roads and beach access. Oceanfront buildings also carry flood and wind insurance, and older buildings save for, or charge owners for, repairs. Ask for the regime’s budget, its reserves and any special assessment before you make an offer.

Buying a Condo to Rent Out

Many island villa complexes were built as rental properties, and a condo there can earn income as a vacation rental. The Town of Hilton Head Island requires a short-term rental permit for each unit, and each regime sets its own rules, so some complexes take only long-term tenants. If you plan to rent, read the master deed and talk to the complex’s management company before you buy. Our Hilton Head property management guide lists the local companies.

For houses and every community in one place, see our Hilton Head real estate guide, and for the island’s most expensive homes, Hilton Head luxury homes for sale.