Are you eyeing a condo or villa in Wild Dunes and wondering what those “regime fees” really cover? You’re not alone. In a gated, resort-style community on Isle of Palms, these fees shape both the day-to-day experience and your monthly budget. In this guide, you’ll learn what regime fees typically include and exclude, how they influence financing and insurance, and how to project your true monthly cost with a simple worksheet. Let’s dive in.
Regime fees in South Carolina
In South Carolina, “regime” is a common term for a condominium or association that operates under the state’s Horizontal Property Act. Regime fees are the periodic assessments owners pay to fund shared expenses. At Wild Dunes, these assessments are central to ownership because many building systems, common areas, and resort-style services are managed and maintained at the association level.
Before you buy, plan to review the governing documents, current budget, reserve study, insurance details, and any resale certificate or estoppel letter. These items show not just what’s covered today but also what may be changing.
What Wild Dunes fees cover
Each building or neighborhood within Wild Dunes has its own budget and scope. Still, most regimes follow similar patterns. The list below outlines common inclusions in resort condominium associations at Wild Dunes. Confirm specifics for your building before you rely on them.
Core operations and maintenance
- Exterior building upkeep and repairs, including roof, siding, painting, and structural common elements.
- Grounds and landscaping for shared areas, such as walkways and dune access paths maintained by the association.
- Common-area utilities, including exterior lighting, irrigation, pool systems, and shared HVAC or pumps.
- Trash and recycling for common areas, and chute service where applicable.
- Elevator maintenance, inspections, and compliance.
- Routine pest control for common spaces.
- Cleaning and janitorial services for lobbies, corridors, fitness rooms, and pool decks.
- On-site or contract management fees for community administration.
- Security and gate operations, including staff and access-control systems where provided.
- Association master insurance for common elements and building envelope per the regime declaration; your unit’s interior is typically covered by your own HO-6 policy.
Amenities and programs
- Operation of shared amenities like pools, hot tubs, fitness rooms, and tennis or pickleball courts.
- Clubhouse or meeting room upkeep where applicable.
- Possible shuttle or trolley services and limited concierge functions, if offered in your regime.
- Beach access and dune walkover maintenance where controlled by the association.
Note: Resort offerings like golf, spa services, or hotel programs are often separately owned and may require additional fees or memberships.
Administration, insurance, and reserves
- Management and bookkeeping.
- Legal and accounting services, including collection or compliance costs.
- Taxes or assessments on common property, if applicable.
- Reserve funding for long-term capital projects such as roofs, paving, and elevators.
- Insurance deductibles and shared expenses if a loss is not fully covered by insurance.
What fees usually do not include
- Individual unit utilities, such as electricity, internet, and water or sewer when separately metered.
- Your interior insurance (HO-6), personal property coverage, and flood insurance if required by your lender or the property’s location.
- Interior maintenance of your unit and personal mortgage or tax obligations.
- Private golf memberships, boat slips, or similar opt-in amenities.
- Short-term rental licensing, local occupancy taxes, and third-party rental management fees.
One-off charges to watch
- Special assessments for capital projects or insurance shortfalls.
- Transfer fees, estoppel fees, and move-in or move-out charges.
- Parking decals or storage locker fees, if applicable.
How fees impact your budget
Build a complete monthly picture
Your true monthly cost includes more than your mortgage payment. Create a full picture using these line items:
- Mortgage principal and interest.
- Property tax monthly equivalent.
- Condo HO-6 policy and flood insurance, if applicable.
- Regime or HOA fee.
- Unit-billed utilities and internet/cable.
- Routine interior maintenance and a set-aside for potential special assessments.
If you plan to rent seasonally, add management fees, cleaning, supplies, vacancy allowance, and local occupancy taxes.
Financing and lender considerations
Lenders include HOA/condo fees in your debt-to-income ratio. That means higher regime fees can reduce your borrowing power. Many loan programs also require condominium project approval, which looks at the association’s reserves, litigation, and owner-occupancy levels. Collect the documents early so your lender can review the project and keep your timeline on track.
Insurance, coastal risk, and reserves
Coastal communities like Isle of Palms face higher wind, water, and salt exposure. That can raise insurance premiums and deductibles for both owners and associations. Associations with strong reserves and current reserve studies are better positioned to handle big-ticket projects and storm-related repairs without frequent special assessments. Review reserve reports and the association’s insurance certificate to understand risk and funding.
Renting your home: rules and net revenue
If rental income is part of your plan, verify the association’s rental rules, including caps, minimum stay requirements, and parking policies. Then evaluate net revenue after management, cleaning, utilities you cover, and taxes. It is common for gross income to look strong while net income is lower once operating costs are fully loaded.
Due diligence checklist
Documents to request
- Current regime or condominium declaration, bylaws, and rules and regulations.
- Current operating budget and most recent financials.
- Latest reserve study and reserve funding policy.
- Minutes from the last 12 months of board meetings.
- Insurance certificate for the association, including master policy and deductibles.
- Any pending or recent litigation and insurance claims history.
- Owner-occupancy ratio and rental rules or permit requirements.
- Assessment history and any scheduled fee changes.
- Estoppel letter or resale certificate confirming any unpaid assessments and transfer fees.
- Planned capital projects over the next 1 to 3 years and how they will be funded.
- Specific inclusions for your regime: beach access, parking, storage, boat slips, shuttle services, or club privileges.
- Property management contact and procedures for maintenance requests and emergencies.
On-site checks to make
- Inspect the condition of roofs, balconies, siding, parking lots, and pool decks.
- Look for active projects or recent repairs and clarify how they are funded.
- Confirm how utilities are metered and billed for your building and unit.
Monthly cost worksheet
Use this fill-in worksheet to translate a property’s details into your monthly budget. Replace each blank with actual quotes or numbers from the seller, association, lender, and insurers.
- Mortgage principal & interest: $ _______
- Property tax (annual ÷ 12): $ _______
- Owner’s HO-6 insurance (monthly): $ _______
- Flood insurance (monthly): $ _______
- Regime/HOA fee (monthly): $ _______
- Utilities billed to owner: $ _______
- Internet/cable/phone: $ _______
- Trash/recycling (if separate): $ _______
- Parking/storage/boat slip fees: $ _______
- Routine interior maintenance allowance (0.5–1% of purchase price annually ÷ 12): $ _______
- Reserve for special assessments (monthly set-aside): $ _______
- If renting: Management fee and vacancy allowance (monthly): $ _______
- If renting: Local/occupancy taxes (monthly average): $ _______
Total projected monthly cost: $ _______
Example (hypothetical)
- Mortgage: $1,200
- Property tax: $300
- Owner insurance: $75
- Flood insurance: $60
- Regime fee: $850
- Utilities: $150
- Internet/cable: $80
- Maintenance allowance: $100
Total = $2,815 per month
This example is only a structure to help you think through the math. Always use current, property-specific figures.
Smart next steps
- Start your budget early so you understand how regime fees affect your monthly cash flow and lending options.
- Request the association documents, reserve study, budget, insurance certificate, and recent board minutes before making final decisions.
- If you plan to rent, align your expectations with the association’s rules and a realistic net income projection.
- Confirm your insurance and flood needs with a local agent familiar with coastal South Carolina properties.
When you want a clear path from due diligence to closing, with design-led guidance along the way, connect with Hanna Geiger. As a boutique advisor with integrated staging and renovation expertise, she helps you weigh the numbers, understand the lifestyle, and buy with confidence on Isle of Palms.
FAQs
What do Wild Dunes regime fees usually cover?
- They commonly fund exterior maintenance, landscaping, common-area utilities, amenity operations, management, master insurance for common elements, and reserves; confirm specifics for your building.
Do regime fees include flood insurance for my unit?
- The association’s master policy typically focuses on common elements and may not include flood coverage for your interior; most owners maintain separate HO-6 and flood policies as required.
Are golf or resort club fees included in the regime fee?
- Generally no. Golf, spa, and certain resort services are separately owned or managed and require additional memberships or fees.
Will regime fees increase over time?
- Fees can rise due to inflation, insurance premiums and deductibles, capital projects, or reserve shortfalls; review assessment history and the current budget to gauge trends.
Can special assessments happen in Wild Dunes?
- Yes. If reserves are insufficient or there is a major uninsured expense, associations may levy special assessments; check the reserve study and recent board minutes for indicators.
Do regime fees cover beach access and parking?
- Often yes for association-controlled paths and parking, but the details vary by regime; verify whether your unit includes deeded or reserved spaces.
How do regime fees affect mortgage qualification?
- Lenders count HOA/condo fees in your debt-to-income ratio, and many require condominium project approval; strong association financials support smoother financing.
