Rare buildable homesites in Hilton Head Island's only completely private oceanfront residential community—approximately 75 lots remain
Port Royal Plantation lots range from under $100,000 for wooded interior sites to over $1.5 million for direct oceanfront homesites—offering the rare opportunity to build a custom home in Hilton Head's only private oceanfront community where short-term rentals are prohibited and lot sizes range from 1/3 acre to over 1 acre.
Build Your Dream Home in Hilton Head's Most Private Community
If you're searching for the ideal location to build a custom home on Hilton Head Island, few opportunities compare to Port Royal Plantation. As the island's only completely private oceanfront residential community, Port Royal provides unmatched tranquility, security, and natural beauty. Unlike resort-oriented communities where weekly vacation rentals are common, Port Royal is entirely residential—no timeshares, no commercial development, and no short-term rentals. For buyers seeking the freedom to design their ideal coastal retreat, the remaining homesites in this exclusive neighborhood offer a rare chance to create something truly personal and enduring.
With approximately 75 undeveloped lots remaining out of nearly 1,000 total homesites, Port Royal lot inventory is finite and increasingly scarce. The community was developed starting in the late 1960s, and over 90% of homesites have already been built upon. When lots become available—whether from original undeveloped inventory or from owners who purchased with plans to build later—they often sell swiftly. Buyers serious about building in Port Royal should register for alerts and work with an agent who tracks this market closely, as waiting for the "perfect" lot to appear may mean missing excellent opportunities.
Lot Types and Views
Port Royal Plantation offers a variety of lot settings, each with its own appeal and price point. Oceanfront lots are the rarest and most sought-after, providing direct access to Hilton Head's pristine private beaches and uninterrupted Atlantic Ocean views. These premium homesites can exceed $1.5 million but offer the opportunity to build a true oceanfront estate in an exclusively residential setting. Golf course lots overlook the scenic fairways and greens of Port Royal's three renowned courses (Barony, Planter's Row, and Robber's Row), offering elegance and open vistas without the premium pricing of beachfront.
Lagoon-front lots provide peaceful water views with abundant wildlife—herons, egrets, and occasional alligators—creating a serene Lowcountry atmosphere at more accessible price points. Wooded interior lots offer privacy and mature landscaping, often at under $100,000, making them excellent entry points for buyers who prioritize the community's private beach access, no-rental policy, and neighborhood atmosphere over specific views. Port Royal's higher elevation compared to much of Hilton Head means even interior lots often enjoy better drainage and reduced flood risk.
Lot Sizes and Building Flexibility
Port Royal Plantation homesites range from approximately one-third acre to well over one acre—notably spacious by Hilton Head Island land standards. These generous lot sizes provide exceptional privacy, room for landscaping and outdoor living spaces, and natural buffer between neighboring homes. Unlike many island communities where homes sit close together, Port Royal's larger lots allow for swimming pools, outdoor kitchens, extensive gardens, and the setbacks that create true estate-style living.
This flexibility means you can build exactly what you want—whether that's a classic Lowcountry cottage with wraparound porches, a contemporary residence with clean lines and walls of glass, a single-story retirement home designed for aging-in-place, or a multi-level family compound for generations to enjoy. Most local builders provide design services specific to Port Royal's architectural guidelines and coastal construction requirements. The community's Architectural Review Board (ARB) ensures quality and harmony, but within those guidelines, significant creativity is possible.
The Building Process
Before construction begins, property owners must submit plans to the Architectural Review Board (ARB) for approval. The ARB reviews architectural plans, exterior materials and colors, landscaping, and site placement to ensure compliance with community standards and Lowcountry design principles. This process protects your investment by maintaining the aesthetic quality that makes Port Royal distinctive. Working with architects and builders familiar with Port Royal's requirements streamlines approval and avoids costly revisions.
Building in Port Royal Plantation typically takes 12-18 months depending on home size, complexity, and permitting timelines. Construction in coastal environments requires attention to elevated foundations, wind resistance, moisture management, and flood zone compliance. Experienced local builders understand these requirements and can provide realistic timelines and cost estimates based on your specific lot's characteristics. Our team can recommend reputable professionals and help you evaluate lots for buildability, drainage, and construction costs before purchase.
Community Amenities and Lifestyle
Purchasing a homesite in Port Royal means gaining access to one of Hilton Head's most desirable lifestyles—even before your home is complete. Lot owners pay POA fees (approximately $3,800 annually) and can use community amenities including the residents-only Beach House with Olympic-sized pool, over 10 miles of shaded leisure paths and green spaces, 21 private beach access points leading to over three miles of pristine coastline, six community pickleball courts and two tennis courts, and the plantation's arboretum showcasing native plants and wildlife. The entrance gate is staffed 24/7, with roving patrols providing added security.
Golf membership in the Port Royal Golf and Racquet Club is optional—unlike many Hilton Head communities that require club membership with property purchase. For golfers, the three championship courses (designed by George Cobb, Willard Byrd, and Pete Dye) offer challenging play, and the club provides additional tennis facilities, dining, and social activities. For non-golfers, Port Royal's beach focus, walking trails, and true neighborhood atmosphere provide everything needed without mandatory golf fees.
Local Experts Who Know Port Royal Lots
With 20+ years of Lowcountry real estate expertise, Russ and Deb understand the Port Royal lot market—which homesites offer the best views, drainage, and buildability, how to navigate the ARB approval process, and which builders deliver quality on time and budget. As members of NAR, SCAR, Lowcountry Regional MLS, and Resides MLS, we track every listing and often know of opportunities before they hit the market—critical when lot inventory is limited and quality sites sell quickly.
Russ's 40+ years as a general contractor means he evaluates lots with expertise that matters: understanding site preparation costs, drainage considerations, elevation requirements, and realistic construction budgets. As Certified Buyer Agents, we represent your interests exclusively, helping you avoid overpaying for lots with hidden challenges and connecting you with architects and builders who know Port Royal's requirements.
Port Royal Plantation Lots – Frequently Asked Questions
How many lots are available in Port Royal Plantation?
Approximately 75 undeveloped lots remain in Port Royal Plantation out of nearly 1,000 total homesites—less than 10% of the community. Because Port Royal was developed starting in the late 1960s and is now over 90% built out, lot inventory is finite. When homesites become available, they often sell quickly. Serious buyers should register for alerts and work with an agent who tracks this specific market.
What is the price range for lots in Port Royal?
Port Royal Plantation lots range from under $100,000 for wooded interior homesites to over $1.5 million for direct oceanfront. Golf course view lots and lagoon-front properties fall between these extremes depending on size, views, and location within the community. Lot sizes (1/3 acre to over 1 acre) are notably larger than typical Hilton Head lots, providing value through buildable space.
What is the ARB approval process?
All new construction in Port Royal requires Architectural Review Board (ARB) approval before building permits are issued. The ARB reviews architectural plans, exterior materials and colors, landscaping plans, and site placement to ensure compliance with community standards and Lowcountry design guidelines. Working with architects and builders familiar with Port Royal's requirements helps streamline approval. The process typically adds several weeks to project timelines.
Can I build a rental property on a Port Royal lot?
No. Port Royal Plantation strictly prohibits short-term vacation rentals—this is the community's most distinguishing characteristic. Homes cannot be used for weekly rentals, timeshares, or any short-term rental arrangements. This policy ensures a true residential neighborhood atmosphere and is non-negotiable. Buyers seeking rental income should consider other Hilton Head communities.
How long does it take to build in Port Royal?
Building in Port Royal Plantation typically takes 12-18 months depending on home size, complexity, and permitting timelines. This includes ARB approval, permitting, site preparation, and construction. Coastal construction requirements (elevated foundations, wind resistance, flood zone compliance) add complexity compared to inland building. Experienced local builders can provide realistic timelines based on your specific plans and lot characteristics.
Do lot owners pay POA fees before building?
Yes. Port Royal Plantation lot owners pay approximately $3,800 in annual POA fees whether or not they've built yet. These fees cover 24-hour security, common area maintenance, Beach House and pool access, community pickleball and tennis courts, and all resident amenities. Lot owners have full access to community facilities while planning and building their homes.
