Port Royal, Hilton Head Island

Hilton Head Island · Gated Plantation

Port Royal

A residential plantation where Port Royal Sound meets the Atlantic — roughly three miles of private shoreline, approximately 970 homesites, and a 24-hour staffed gate that defines one of Hilton Head Island's most grounded, year-round communities.

At a glance

Port Royal at a glance

A residential plantation where Port Royal Sound meets the Atlantic — roughly three miles of private shoreline, approximately 970 homesites, and a 24-hour staffed gate that defines one of Hilton Head Island's most grounded, year-round communities.

Location
Port Royal, Hilton Head Island, South Carolina
Median sale price
$1,041,500 median (all homes, July 2026)
Short-term rentals
Not permitted inside the gate; permitted outside
Character
Original oceanfront plantation living with three championship courses

The Community

Living in Port Royal

Port Royal Plantation occupies the northern end of Hilton Head Island, where the Atlantic Ocean and Port Royal Sound converge along a shoreline that stretches roughly three miles. The community is residential in character — not a resort — shaped by maritime forest, freshwater lagoons, and tidal marshes that have defined a deliberately low-density setting since the plantation's earliest development.

Approximately 970 homesites range from quarter-acre wooded lots to estates exceeding an acre along the ocean and Sound. The housing stock spans early-island bungalows and mid-century cottages to newer construction, giving Port Royal Plantation an architectural range uncommon in a single community on the island. Governance rests with the Port Royal POA, headquartered at 10A Coggins Point Road, whose covenants and staffed entry set the tone for life inside the gate.

Port Royal Plantation is recognized alongside Spanish Wells as one of the island communities where long-term, year-round residents concentrate. Primary residence ownership is the dominant pattern here. Second-home buyers are present, but the community's character — naturalistic, quiet, and residential rather than resort-oriented — draws buyers oriented toward island life rather than seasonal use.

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The Lifestyle

Nineteen beachwalk paths provide access to the plantation's Atlantic and Sound shoreline, reserved for residents and their guests. The Beach House — completed in January 2019 — overlooks Port Royal Sound and includes a catering kitchen, a sound system, and an Olympic-sized pool. These amenities are part of ownership inside the plantation; no club membership is required.

Golf at Port Royal Golf & Racquet Club is operated by Heritage Golf Group and comprises three 18-hole championship courses — Barony, Planter's Row, and Robber's Row — winding through the community's interior. The recently renovated southern-style clubhouse offers dining. Sixteen tennis courts and a croquet court complete the on-site racquet program. The club is semi-private; membership is not required to purchase property in Port Royal Plantation, and residents engage with it at whatever level suits their ownership goals.

The Real Estate

Port Royal Plantation's approximately 970 homesites range from quarter-acre wooded parcels to oceanfront and Sound-side estates exceeding an acre, with a housing stock spanning early island bungalows through newer construction. Ocean Point properties carry an additional POA charge beyond the standard Port Royal POA dues, which themselves differ by section — buyers should request current fee schedules directly from the POA. A transfer fee assessed as a percentage of sale price applies at closing. The dominant ownership pattern is primary residence and year-round living, though second-home buyers are present. Golf club membership is available separately through Heritage Golf Group but is not a condition of purchase, making the community accessible without a mandatory club cost embedded in ownership.

Rental Income

Short-term rentals in Port Royal

The answer depends entirely on location relative to the gate, because the 'Port Royal' name covers two distinct rental regimes. Inside the gate — Port Royal Plantation proper — short-term rentals are not permitted; POA covenants set minimum lease terms of 90 days to 6 months. Outside the gate, in the MLS minor area designated 'PR Outside Gate' (condominium properties on Wimbledon Court, including The Links Villas, The Lyons, and Crown Reef Villa), short-term rentals are permitted; those properties fall outside the Port Royal POA's jurisdiction entirely and carry no POA fee. On either side, any rental under 30 days also triggers the Town of Hilton Head Island's STR ordinance: an annual Town permit ($150 per bedroom), a Town business license, accommodations-tax collection, and quarterly filing are required; Town permits are property-specific and non-transferable to a buyer.

Buyer Questions

Port Royal — answered

Is Port Royal Plantation a good community for year-round, full-time living on Hilton Head Island?
Yes — Port Royal Plantation is one of the island's established year-round communities. Alongside Spanish Wells, it is where long-term residents tend to concentrate, and primary residence ownership is the dominant pattern. The community's residential, non-resort character — maritime forest, lagoons, a 24-hour staffed gate, and quiet streets — suits buyers oriented toward island life year-round rather than seasonal or vacation use.
Can you short-term rent (Airbnb / VRBO) a home in Port Royal Plantation on Hilton Head Island?
Inside the gated Plantation: no. Port Royal POA covenants prohibit short-term rentals; minimum lease terms run 90 days to 6 months. Outside the gate, in the area REsides designates 'PR Outside Gate' — condominium properties on Wimbledon Court including The Links Villas, The Lyons, and Crown Reef Villa — short-term rentals are permitted, as those properties fall outside the POA's reach. On either side, any rental under 30 days additionally requires a Town of Hilton Head Island STR permit ($150 per bedroom annually), a Town business license, and accommodations-tax collection; Town permits are property-specific and non-transferable to a new buyer.
Does Port Royal Plantation have private beach access and on-site golf?
Yes on both. The plantation's roughly three miles of shoreline on the Atlantic and Port Royal Sound is reserved for residents and their guests, with 19 beachwalk paths providing access. The Beach House, completed in January 2019, overlooks Port Royal Sound and includes a catering kitchen, sound system, and an Olympic-sized pool. Golf is available at Port Royal Golf & Racquet Club — three 18-hole courses (Barony, Planter's Row, and Robber's Row) operated by Heritage Golf Group — along with 16 tennis courts and a croquet court; club membership is not required to own in Port Royal Plantation.
Is Port Royal Plantation gated with 24-hour security?
Yes. Port Royal Plantation has a 24-hour staffed gatehouse with regular patrols throughout the community. The plantation is governed by the Port Royal POA, headquartered at 10A Coggins Point Road.
What are the HOA or POA fees in Port Royal Plantation?
Port Royal POA dues differ by section within the plantation, so there is no single community-wide figure. Ocean Point properties carry an additional POA charge beyond the standard section dues, plus an elected-refuse charge. A transfer fee assessed as a percentage of sale price also applies at closing. Current fee schedules are published by the Port Royal POA; buyers should request them for the specific section and property type under consideration.
Is golf club membership required when buying in Port Royal Plantation?
No. Port Royal Golf & Racquet Club — operated by Heritage Golf Group and comprising the Barony, Planter's Row, and Robber's Row courses — is a semi-private club whose membership is entirely separate from property ownership in the plantation. There is no mandatory club fee embedded in the POA structure, which distinguishes Port Royal from communities where golf is bundled into HOA dues.
How does Port Royal Plantation compare to Sea Pines or Spanish Wells for full-time residents?
Port Royal Plantation and Spanish Wells are both recognized as communities where primary-residence, year-round ownership is the dominant pattern — a distinction from resort-oriented plantations where second-home and short-term rental activity is heavier. Port Royal's defining features in that comparison are its roughly three miles of private Atlantic and Sound shoreline, 24-hour staffed entry, on-site championship golf through a separate semi-private club (not POA-included), and a naturalistic, low-density setting of maritime forest and lagoons. Sea Pines, by contrast, is the island's largest plantation, encompasses Harbour Town and a broader resort infrastructure, and supports a higher proportion of short-term rental activity. The right fit depends on intended use and the character of community a buyer is seeking.
What types of homes are available in Port Royal Plantation, and what is the price character?
Port Royal Plantation's approximately 970 homesites range from quarter-acre wooded parcels to Sound-side and oceanfront estates exceeding an acre, with housing that spans early island bungalows, mid-century construction, and newer estates. Ocean Point properties along the water's edge carry a distinct additional POA fee structure that affects carrying costs. For current listing inventory and market pricing by section, COAST brokered by eXp Realty can provide an up-to-date picture matched to the specific home type and location within the plantation.

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The Market · July 2026

What are homes selling for in Port Royal?

Here is what homes in Port Royal are actually selling for, from the latest published Hilton Head Area Association of REALTORS® market report.

$1,041,500median sale price · all homes111 days on market · 94.6% of list price · 20 sold

Source: Hilton Head Area Association of REALTORS® — published July 2026 market report.

For Sale Now

Homes for sale in Port Royal

9 Fort Walker Drive4 Beds · 3 Baths · 2,791 Sq Ft · 1/2 to 1 Acre Lot$1,795,0004 Robbers Row3 Beds · 2 Baths · 2,047 Sq Ft · 1/2 to 1 Acre Lot$1,099,000

The Team’s Record Here

COAST’s record in Port Royal

6closed transactions in Port Royal2023–present
March 2026most recent closingbrokerage records

Verified from COAST brokered by eXp Realty closed-transaction records, 2023–present — counted per side represented, matching eXp production reporting. Talk to the team about Port Royal below.

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