Presented by
Tracy Dayton
Realtor
Hilton Head Island & Bluffton Realtor with over 25 years of real estate experience — COAST, Brokered by eXp Realty.
843-686-4000 · Email Tracy
COAST · brokered by eXp Realty · eXp Luxury
COAST is an eXp Luxury member team, and qualifying luxury listings are marketed through eXp's international luxury program — not only to the local market. That reach spans eXp's global network of 80,000+ agents in around 30 countries, layered on top of COAST's own Hilton Head marketing engine (dedicated listing pages, cinematic media, and AI-era search visibility).
Questions
Frequently asked
Can I rent this home out short-term when I'm not using it?
No — inside the gates of Port Royal Plantation, short-term rentals are not permitted; POA covenants set minimum lease terms of 90 days to six months. The Wimbledon Court villas outside the gate are a separate regime. This home is best suited to primary-residence or long-term-lease ownership.
What does the Port Royal Plantation POA fee cover, and is there a transfer fee when I buy?
POA dues fund the 24-hour staffed gatehouse and patrols, the roughly three miles of Sound and Atlantic shoreline with its 19 beachwalk paths, and the Beach House and pool. Dues differ by section, and a transfer fee applies as a percentage of sale price — the POA publishes current figures, and Tracy Dayton can confirm the exact amounts.
Do I have to join the golf club to buy a home in Port Royal Plantation?
No. Port Royal Golf & Racquet Club — three 18-hole courses at Barony, Planter's Row and Robber's Row, plus 16 tennis courts and a croquet court — is semi-private and operated by Heritage Golf Group. Membership is optional and not a condition of purchase.
What is the view from 11 Outpost Lane?
The home looks over Millers Pond, which opens to marsh views of Fish Haul Creek out toward Port Royal Sound. Sunrises, jumping fish and shorebirds are part of the daily backdrop, and the kitchen, family room and screened porch all share the water outlook.
Does Port Royal Plantation have private beach access for residents?
Yes — roughly three miles of shoreline on the Atlantic and Port Royal Sound are reserved for residents and their guests, reached by 19 beachwalk paths. The Beach House, completed in January 2019, adds a catering kitchen, sound system and an Olympic-sized pool overlooking the Sound.
Is there a primary bedroom on the main floor?
Yes. This two-story, 2,921-square-foot home places the primary suite on the main level, with four bedrooms and four full baths in total. Single-level living for the principal rooms is a genuine rarity in homes of this vintage on the north end.
Is $1,495,000 a fair price for a 4-bedroom home on the water in Port Royal?
Yes — Hilton Head's $1M-plus segment is balanced, with sellers landing near 96–97% of list, and the trailing-twelve luxury median sits at $1.36M. At 2,921 square feet with pond-to-marsh views behind a staffed gate, this is priced squarely within that band.
Has the kitchen been updated?
Yes. The kitchen has a gas cooktop, double wall ovens, a walk-in pantry, and a new stainless refrigerator and dishwasher, and it opens directly to the family room so the water views carry through. New shower doors have also been installed.
What is the lot size, and how much outdoor space comes with the home?
The homesite falls in the half-acre to one-acre range, typical of Port Royal Plantation's low-density, wooded character across its roughly 970 homesites. Outdoor living includes a spacious screened porch and rear porch facing the pond and marsh.
How old is the house, and what should I expect from a 1999 build here?
The home was built in 1999 and carries the architectural hallmarks of that era on the island — soaring cathedral ceilings in the living room with a gas fireplace, a separate dining room with lit tray ceilings, and abundant natural light. Recent appliance and fixture updates have been made.
Is Port Royal Plantation gated and staffed year-round?
Yes — entry is through a 24-hour staffed gatehouse with regular patrols, governed by the Port Royal POA. The community sits on the island's north end, minutes from the primary commercial corridors and Hilton Head Airport.
Is this a year-round community or mostly second homes?
Port Royal Plantation is one of the island communities where primary residences and year-round ownership are the dominant pattern. Second-home ownership exists here, but it is the secondary pattern rather than the defining one.
