Kiawah Island vs Seabrook Island, What a Second Home Really Costs to Own

Written By Gentry Todd

The club rule that flips the price comparison, what each association actually charges and how the two rental markets differ for buyers who plan to offset the carry

By Gentry Todd, Gentry Todd Group at Compass

Coastal and island second-home specialist since 2012. Over $75 million closed in the past three years. CTAR Platinum Sales Award, Charleston Top 40 Under 40, RealTrends Verified.

Last Updated: October 2026

Beach houses behind the dunes and sea oats on Seabrook Island, South Carolina

Beach houses behind the dunes on Seabrook Island.

Kiawah Island vs Seabrook Island comes down to one rule most price comparisons skip: on Seabrook, every buyer since January 2005 must join the Seabrook Island Club, with a capital fee of $15,000 to $75,000 plus monthly dues, while on Kiawah the private club is optional outside Cassique and The Settlement. Seabrook is cheaper to buy. Kiawah is often cheaper to own for a buyer who skips the club, and it has the deeper rental market.

Buyers looking at a second home near Charleston often come from Charlotte, Washington or the Northeast. They want to know the full cost of owning one before they fall for a marsh view.

Quick Facts

  • Seabrook Island buyers must join the Seabrook Island Club at closing, a rule SIPOA applies to every purchaser since January 2005. Capital fees run $15,000 to $75,000 plus monthly dues of $273 to $1,471.

  • Association dues are nearly identical: SIPOA's 2026 developed-property assessment is $3,133 and KICA's 2026 improved-property assessment is about $3,158 after a 3.3 percent increase. Both collect a 0.5 percent contribution to reserves at closing.

  • On Kiawah, the private Kiawah Island Club is optional outside Cassique and The Settlement. The Governor's Club alternative has no initiation fee and a $1,975 Social tier for 2026.

  • Seabrook caps short-term rental permits at 557 inside its overlay district and 110 outside. As of September 2026 the town listed 58 and 7 permits available. Kiawah issued 1,387 licenses in 2025.

  • Redfin's all-property median was $924,537 on Kiawah for the three months ending July 2026 and $849,492 on Seabrook in May 2026. Both mix villas with houses, so read them as entry points.

In This Guide

  • Kiawah Island vs Seabrook Island for a Second Home

  • What the Two Islands Cost to Buy Right Now

  • Association Dues Are Nearly Identical

  • Is Club Membership Mandatory on Seabrook Island

  • Kiawah Island Club Membership Cost and the Cheaper Alternative

  • Seabrook Island Regime Fees and the Condos Near Bohicket Marina

  • How the Kiawah Island Rental Market Compares to Seabrook

  • Taxes, Insurance and Flood Risk on a Second Home

  • A Sample Year of Ownership on Each Island

  • When Neither Island Is the Right Second Home

  • Frequently Asked Questions

Kiawah Island vs Seabrook Island for a Second Home

Kiawah is the better second home for buyers who want to rent it out, want resort dining and seven golf courses within the gate or have no interest in paying for a private club. Seabrook is the better second home for buyers who will use it themselves, want golf, tennis, an equestrian center and oceanfront pools bundled into ownership and prefer a 2,400-acre island of roughly 2,600 properties to Kiawah's 10,000 acres. If you are buying only to rent it out, the answer is usually neither island.

Who tends to choose which

Kiawah draws owners who rent for several weeks a year, golfers who want the Ocean Course without a six-figure buy-in and buyers who want the widest choice of villas, cottages and homes. Its hotel and resort rental program keep rental demand steadier than a residential island can. Seabrook draws owners who will be on the island a lot, families who want a smaller, quieter community with the beach club a golf-cart ride away and anyone for whom horses on the beach is a selling point.

What the Two Islands Cost to Buy Right Now

Headline medians understate both islands because villas and fractional shares trade alongside multimillion-dollar homes in small monthly samples. Use them to locate the entry point, then price the property type you want.

Kiawah Island

Redfin put Kiawah's all-property median at $924,537 for the three months ending July 2026, down 35 percent from a year earlier on 36 sales, at $790 per square foot and a median 62 days on market. The drop is a mix effect: more villas and shares closed than large homes. Sales averaged 97.1 percent of list, so there is room to negotiate. Detached homes are a different market, with brokerage-reported medians above $3 million.

Seabrook Island

Redfin's Seabrook median was $849,492 in May 2026, down 3.1 percent year over year, and the island trades slowly: homes took well over 100 days to go under contract through late 2025 and sold about 4 percent below list. Villas start in the $400,000s to $700,000s, cottages and townhomes run $700,000 to $1.2 million and detached marsh or ocean homes go from about $1.3 million up. Seabrook's slow market favors a patient buyer.

Association Dues Are Nearly Identical

The two property owners associations charge almost the same. SIPOA's 2026 assessment is $3,133 for a developed property, $1,723 for an undeveloped lot and $1,033 for a Bohicket Marina property, after a 2.7 percent increase that funds drainage, roads and beach repair. KICA's 2026 total for an improved property is about $3,158, made up of general, reserve and amenity assessments, with lots at half that. Both collect a 0.5 percent contribution to reserves on the purchase price at closing, plus small administrative fees ($100 on Kiawah, $250 on Seabrook). On a $900,000 purchase that is $4,500 either way, paid by the buyer. Both assessments cover gates, roads, drainage, trash and a community fitness and pool facility (the Lake House on Seabrook, the Sandcastle on Kiawah). Neither covers golf, tennis or club dining.

Tidal marsh on Seabrook Island, South Carolina, with homes along the tree line

Marsh on Seabrook Island. Photo: chucka_nc, CC BY-SA 2.0, via Wikimedia Commons.

Is Club Membership Mandatory on Seabrook Island

Yes. Under the SIPOA covenants, every property owner who bought on or after January 1, 2005 must purchase a Seabrook Island Club membership at closing, and the club states the same rule on its member information page. Owners who bought before 2005 were grandfathered, but the exemption does not pass to the next buyer. If a listing shows no membership on file, you still have to join.

What each membership tier costs

The club's 2025 membership guide lists four tiers. Golf carries a $75,000 capital fee and dues of $1,135 a month, or $1,471 for unlimited golf. Racquet Sports is $50,000 and $642 a month. Neighborhood, the minimum for a developed property, is $25,000 and $441 a month with afternoon golf and tennis at member rates. Homesite, $15,000 and $273 a month, is for undeveloped lots. Developed-property buyers commit to their tier for seven years.

The rental amenity fee that surprises investors

If you rent and want guests to use club facilities, the club charges an annual rental guest amenity fee that runs opposite to the tier: $2,000 for Golf members, $4,000 for Racquet Sports and $6,000 for Neighborhood. So a Neighborhood-tier owner renting a villa pays about $11,300 a year in club dues and fees before the SIPOA assessment, regime fees or taxes. Build the Seabrook Island club membership cost into your rental numbers.

Kiawah Island Club Membership Cost and the Cheaper Alternative

The Kiawah Island Club is a private club with two courses, Cassique and the River Course, a Beach Club, Sports Pavilion and spa. Membership is tied to qualifying property and is mandatory only in Cassique and The Settlement. Elsewhere it is an option some listings carry and many do not. Island brokerages report 2026 initiation fees of $120,000 to $185,000 (Social, Sports and Golf), paid at closing with monthly dues on top. The club does not publish a fee schedule, so confirm the figure and refund terms in writing before an offer assumes them.

The Governor's Club

Every Kiawah property owner can join the Governor's Club, run by Kiawah Island Golf Resort, with no initiation fee. For 2026 the Social tier is $1,975 and Pool-only is $1,075. Tennis tiers run $1,375 to $3,650, and golf tiers of $3,880 to $9,990 are waitlisted. Members get resort pool and fitness access, reduced golf and tennis fees and dining discounts, which closes most of the gap with Seabrook for a fraction of the cost.

Seabrook Island Regime Fees and the Condos Near Bohicket Marina

Seabrook Island regime fees are the third layer of cost, after SIPOA and the club, and apply to villas, townhomes and most attached cottages. A regime is the condominium association for a building or cluster. Its fee covers the master insurance policy, exterior maintenance, landscaping, shared pools or docks and reserves for roofs and siding. Coastal master insurance has risen sharply, so regime budgets vary widely by building age and elevation. Ask for the regime budget, reserve study and master insurance declarations before due diligence ends.

Condos near Bohicket Marina

Bohicket Marina Village sits at the Seabrook gate next to Freshfields Village, and its condos carry a reduced SIPOA assessment of $1,033 for 2026 because they sit outside the main community. They are the closest thing to a boater's second home on either island, with slips at the door and restaurants downstairs, and they trade below villa prices inside the gate. Confirm in writing how the club covenant applies to a marina unit and what the marina regime covers.

Sunset over the beach on Kiawah Island, South Carolina, with homes along the far shoreline

Sunset on the Kiawah Island beach.

How the Kiawah Island Rental Market Compares to Seabrook

Kiawah has the larger rental market by every public measure. The Town of Kiawah Island issued 1,387 short-term rental licenses in 2025 across roughly 3,400 properties, requires an inspection and license before a property is advertised, exempts homes rented 14 days or fewer a year and caps licenses in some residential zones, where 88 remained at the end of 2025. Seabrook's caps are tighter: 557 Standard permits inside the overlay district and 110 outside, with 58 and 7 available in September 2026, each needing a $150 permit and a business license starting at $500. On both islands the whole home must be rented, occupancy is capped by bedroom count, a local contact is required and regimes can be stricter than the town.

What the revenue data shows

AirROI's 2026 dataset counted about 664 active listings on Kiawah with a $653 average daily rate, 31 percent occupancy and roughly $48,500 in average annual revenue. Other trackers show higher occupancy and lower rates, so treat any single figure as a range. Seabrook has too few platform listings for reliable statistics. On both islands gross rent is not net: managers take 20 to 35 percent, and South Carolina charges 7 percent in state sales and accommodations tax on stays under 90 days, with local accommodations tax on top.

Taxes, Insurance and Flood Risk on a Second Home

A second home is assessed at 6 percent of market value in South Carolina rather than the 4 percent an owner-occupied home gets, and it pays the school levy primary residences skip, so the bill runs roughly double on either island. Insurance depends on the structure. Coastal wind policies carry a named-storm deductible of 1 to 5 percent of insured value, so 3 percent on a $1.5 million home is $45,000 out of pocket after a hurricane, and flood premiums hinge on elevation above base flood.

The sea level question buyers keep asking

First Street's model puts 98 percent of Kiawah properties at risk of severe flooding over 30 years and rates Seabrook's exposure as extreme too. Both islands are spending on it: SIPOA's 2026 budget commits about $2.2 million to outfall, stormwater and pump projects and notes that excess flood coverage on its own Lake House became too expensive to keep. Newer elevated construction carries far lower premiums than 1980s ground-level villas on either island. Get an elevation certificate and a bindable flood quote before you remove contingencies.

A Sample Year of Ownership on Each Island

The figures below are the fixed costs of owning a comparable villa on each island, taken from the sources listed at the end. They leave out mortgage, property tax, insurance, utilities and regime fees. Use them for comparison only.

Seabrook villa at $850,000 with a Neighborhood membership

One-time at closing: $25,000 club capital fee, $4,250 contribution to reserves and a $250 SIPOA fee, about $29,500. Each year: $3,133 SIPOA assessment, $5,292 in club dues and $240 in service fees, about $8,665, plus $6,000 if you rent and want guests to use the club.

Kiawah villa at $925,000 with a Governor's Club Social membership

One-time at closing: $4,625 contribution to reserves and a $100 administration fee, about $4,725. Each year: $3,158 KICA assessment and $1,975 Governor's Club dues, about $5,130. Renting adds gate pass costs but no club amenity fee.

The difference is about $24,800 up front and $3,500 to $9,600 a year before regime fees, which reverses the headline price gap.

When Neither Island Is the Right Second Home

If the purchase has to pay for itself, neither island is the best rental play near Charleston. Gated access, association dues, club fees and management costs eat a share of gross rent that Folly Beach, Isle of Palms or a Johns Island home near Freshfields do not carry, and Seabrook's permit caps add the risk that no rental permit is available. If you will visit fewer than four or five weeks a year and do not care about golf or tennis, you are paying for a club you will not use on Seabrook and a resort premium on Kiawah.

Frequently Asked Questions

Is Kiawah or Seabrook better for a second home?

Kiawah is better for owners who plan to rent, want resort amenities and do not want a private club obligation. Seabrook is better for owners who will use the home often and want golf, tennis, equestrian and beach club access bundled into ownership. Seabrook is cheaper to buy, but its mandatory club fee of $15,000 to $75,000 plus dues can make Kiawah cheaper to own for a buyer who skips the club.

Is club membership mandatory on Seabrook Island?

Yes. Every buyer since January 2005 must purchase a Seabrook Island Club membership at closing under the SIPOA covenants. Capital fees run $15,000 for Homesite, $25,000 for Neighborhood, $50,000 for Racquet Sports and $75,000 for Golf, with monthly dues of $273 to $1,471, and developed-property buyers commit to their tier for seven years.

How much does Kiawah Island Club membership cost?

Brokerages report 2026 initiation fees of $120,000 for Social, $160,000 for Sports and $185,000 for Golf, paid at closing with monthly dues on top, and membership is mandatory only in Cassique and The Settlement. Any Kiawah owner can instead join the Governor's Club for $1,975 a year with no initiation fee.

What should I know before buying a home on Seabrook Island?

Budget for three layers: the $3,133 SIPOA assessment, a mandatory club membership with a capital fee plus monthly dues and a regime fee on villas and townhomes. Add a 0.5 percent contribution to reserves at closing, the 6 percent property tax assessment on a second home and, if you plan to rent, a capped town permit plus a rental guest amenity fee of $2,000 to $6,000 a year.

How does the rental market on Kiawah Island compare to nearby areas?

Kiawah has roughly 1,387 licensed short-term rentals and a resort that drives year-round demand, versus a cap of 667 permits on Seabrook, so it is the deeper market. Nightly rates near $650 are among the highest in the Charleston area, but occupancy around 31 percent and high carrying costs mean net yields usually trail Folly Beach.

What are the current trends in Seabrook Island real estate?

Seabrook is a slow, buyer-leaning market: Redfin's median was $849,492 in May 2026, down about 3 percent from a year earlier, with homes taking more than 100 days to sell and closing about 4 percent below list. SIPOA raised its assessment 2.7 percent for 2026 and the town has capped rental permits, which limits investor demand.

What This Comes Down To

Choosing between Kiawah Island and Seabrook Island depends on what you want bundled into the purchase. Seabrook requires its club and charges for it whether you use it or not. On Kiawah the private club is optional outside Cassique and The Settlement. You pay a resort premium on the purchase price instead. Association dues are a wash, taxes treat both islands alike and the rental market tilts toward Kiawah. Put the club fee, the regime budget and a flood quote next to the list price before you pick an island.

If You Want a Second Opinion

Send an address and we can confirm which club obligation attaches, request the regime budget and reserve study and check permit availability if you plan to rent. Our Seabrook Island area guide is a good starting point on that island. To reach Gentry:

Phone: 843-730-4454 (text preferred)

Email: gentrytoddgroup@compass.com

Office: Compass, 58 Indigo Point Drive, Charleston, SC 29407

Hours: Monday through Friday, 9:00 a.m. to 6:00 p.m.; Saturday and Sunday, 9:00 a.m. to 1:00 p.m.

Sources

Gentry Todd

I sell Real Estate in Charleston SC

https://www.gentrytoddgroup.com/meettheteam
Next

2026 Long Term Rental Investment Guide - Charleston SC