Homes for Sale in Sun City Hilton Head, SC

Sun City Hilton Head homes for sale are on the mainland, not the island: the community sits between Bluffton and Okatie, across Beaufort and Jasper counties, and most listings carry a Bluffton address. Nearly every home is a house or an attached villa, and most sales are resales. The rest of this page covers what the listings leave out: the age rule, the dues, where in the community a home sits and what you can do with it once it is yours.

Before You Buy in Sun City

Sun City Hilton Head Homes for Resale, and New From Del Webb

Homes change hands two ways. Most are resales, listed by local agents in the MLS, which is what our listings search shows. Del Webb, now part of PulteGroup, is still building in the newest sections and sells those homes itself, with its models, the Compass, Hallmark, Palmary, Prestige, Stardom and Renown, shown by appointment. New construction from the builder skips two of the three resale fees below, and the builder may sell some new homes to buyers from age 50.

Houses for Sale in Sun City, SC: Where They Are

The local MLS puts Sun City in one area, Sun City/Riverbend, and splits it four ways. Sun City Common, the original southern section around Town Square, holds most of the homes for sale in Sun City Hilton Head at any time. Sun City North and East Argent are the newer northern sections, in Jasper County, and Riverbend is a smaller gated neighborhood on the water with its own guard gate, clubhouse, pool and community dock. It is the one part of Sun City where homes are custom-built on larger lots rather than chosen from the builder’s plans, so its listings tend to sit at the top of the range.

The addresses follow the post office, not the community, so Sun City Bluffton homes for sale are listed as Bluffton, SC 29909, or Okatie, and a few in the Jasper County sections carry Ridgeland or Hardeeville. They are all the same community, behind the same gates, and pay the same base assessment. Homes in Sun City North and Sun City West, as the association names its northern sections, add a landscape assessment, which is worth checking before you compare prices across the community.

Sun City Hilton Head Condos for Sale, Villas and Houses

Most of the listings are detached single-family houses. The attached homes, the villas and duets, list in the MLS as townhouses; there are no condo buildings in the listings, so a search for Sun City Hilton Head condos for sale means the villas. Twelve neighborhoods pay a neighborhood assessment on top of the base, from $792 to $5,640 a year, so ask which neighborhood a home is in.

Who Can Buy: The 55-and-Over Rule

Anyone can own a Sun City home, but every occupied home must have at least one resident aged 55 or over, and no one under 19 may live in it; grandchildren can visit for up to 90 days a year. The age rule is what unlocks the amenities: each lot gets two activity cards for its qualifying residents, and those cards open the fitness centers, pools and clubs. A buyer under contract can buy activity cards for $250 a month before closing.

What It Costs to Own

Every lot pays the association a base assessment of $2,820 a year in 2026, billed $705 a quarter, and a resale adds three one-time fees: a $3,500 community enhancement fee, a new member fee of two-thirds of one percent of the price and a $300 transfer fee. Golf is separate, a yearly plan for those who play. Every figure, including each neighborhood’s assessment, is on our Sun City Hilton Head HOA fees page.

Buying a Sun City Home to Rent Out

You can lease a Sun City home, but not as a vacation rental. Every lease must run at least 90 days, Airbnb and Vrbo-style rentals are banned by the community rules, and each tenant registers with the association, pays a $500 renter fee and must meet the same age rule as an owner. That makes a Sun City home a seasonal or yearly rental, not a short-term one. The rules are on our Sun City Hilton Head rentals page.

Realtors in Sun City, and the Other Sun City in South Carolina

Many realtors in the Hilton Head and Bluffton area sell Sun City homes, and Del Webb’s own sales office handles its new homes. Whoever you work with, ask which neighborhood a home is in, whether it pays a neighborhood or landscape assessment, and what the resale fees will come to at closing.

If you are searching for Sun City South Carolina real estate, note there are two. Sun City Carolina Lakes is Del Webb’s other 55-and-over community in the state, in Indian Land near Charlotte, about four hours’ drive north. This page and our listings search cover Sun City Hilton Head only. For the rest of the community, see our Sun City Hilton Head guide, and for other communities in the area, our Hilton Head real estate guide.