Sun City Hilton Head Community Association

Sun City Hilton Head is a 55-and-over community of more than 5,700 acres on the mainland near Bluffton, and the Sun City Hilton Head Community Association, Inc. is the South Carolina nonprofit that owns and looks after its shared property. Every lot owner is a member, with one membership per lot however many people own it. An elected board of directors sets the rules and the budget, which came to about $35 million for 2026, golf included, and a general manager and staff run the place day to day. Del Webb, the developer, keeps some rights over the common areas while it is still building.

Signing In to the Resident Website

The association’s public pages, including its governing documents, its yearly schedule of fees and rules, and its restaurant list, are open to anyone. The resident side, with neighborhood pages, club listings, event tickets and board policies, needs an AAM All Access account. The same sign-in works in the AAM All Access app, which residents use to request guest gate passes and to submit work orders. New residents create the account from the sign-in page, and the association posts step-by-step guides for registering and resetting a password.

What the Association Runs

The common property is everything outside the homes themselves: the roads and gates, the three golf courses, the clubhouses, fitness centers and pools, Town Square’s halls, the trails, the lagoons and the wetlands. The association employs the golf, fitness and maintenance staff, and contracts its security to Securitas.

Its departments are the ones residents deal with most. Resident Services registers new owners and renters and issues activity cards. Lifestyle Services runs events and ticket sales, supports the clubs and books rooms. Modifications reviews any change to the outside of a home or its landscaping against the Design Guidelines. Compliance handles rule enforcement, and the general manager can levy the fines the board has approved.

Governing Documents and Rules

The rules come in layers. The Declaration of Covenants, Conditions and Restrictions, restated in 2012 and amended nine times since, is recorded in both Beaufort and Jasper counties, and each neighborhood has its own supplemental declaration on top. The bylaws cover membership, voting and board elections. Each year the association publishes a Schedule of Fees and Community Rules, which sets the assessments and fines and the rules for every amenity, and it keeps separate Design Guidelines, with a version of their own for Riverbend. All of them are on the association’s website, and this year’s assessments and fees are set out on our Sun City Hilton Head HOA fees page.

Activity Cards, Guests and Gate Passes

Each lot comes with two activity cards, the photo cards that open the fitness centers, pools and other amenities, issued once the owners sign a waiver and show the home has a resident aged 55 or over. Other qualifying occupants can buy their own. Cards cannot be lent: letting someone else use yours brings a fine.

Residents arrange passes for their guests by calling the Main, North, Riverbend or Sun City West gate, on the website or in the app, for up to 30 days at a time. A guest aged 16 or over who wants to use the amenities alone picks up a free guest ID card at a fitness center, good for 14 days, and some amenities, golf among them, charge guests a fee. Anyone coming to work on a home goes through the vendor process instead, and calling in a guest pass for a contractor is a fineable offense.

Renting Out a Sun City Home

Owners can lease, but only for the long term. Every lease must be in writing and run at least 90 days, and no transient tenants are allowed, so Sun City homes cannot be vacation rentals. The owner tells the association within 10 days of signing, and the tenant registers with Resident Services, bringing the lease and a driver’s license, and pays a renter registration fee. Tenants must meet the same age rule as owners, and the owner hands over the home’s activity cards for the length of the lease. The full leasing rules are on our Sun City Hilton Head rentals page.