Living in Dunes West, Mount Pleasant: Homes, HOA, Gate

Dunes West, Mount Pleasant

Dunes West is a master-planned community of more than 2,500 acres in northern Mount Pleasant, on the Wando River and Wagner Creek. The core is gated, while several sections sit outside the gate. It's built around the Arthur Hills golf course at Dunes West Golf and River Club, with POA docks, trails and a separate private club for pools and tennis. Over Jan 1, 2026 to Oct 21, 2026, 146 homes sold here at a median of $955,000.

By Barry Cunningham, REALTOR®. Updated October 22, 2026.

What's selling in Dunes West

From Jan 1, 2026 to Oct 21, 2026, 146 homes sold in Dunes West at a median of $955,000, 7% above the median for Mount Pleasant. Most sold between $430K and $1.79M. The homes that sold were 71% single-family detached and 29% townhomes or condos, with a median year built of 2005.

Size: Over 2,500 acres (Per the Dunes West POA)
Gated: Core is gated (Ellington Woods, Palmetto Hall, Cypress Pointe, the Heritages and the Gates pay lower dues)
HOA: $2,020 a year inside the gate (2026) ($522 or $532 a year for outside sections, per the POA)
Golf: Arthur Hills design, 1991 (Dunes West Golf and River Club, along Wagner Creek and the Wando River)

Where it is and getting around

Dunes West is in the northern part of Mount Pleasant, on the Wando River with Wagner Creek running through it. The POA puts it about 30 minutes from downtown Charleston. RiverTowne Country Club sits just across the way.

The POA office is at 3850 Bessemer Rd. Visitors come through the gate, and buyers bring their closing documents to the POA office to get gate barcodes. The POA bylaws prohibit motorcycles and golf carts, so if either is part of your plan, ask about it first.

The homes and lots

Homes range from townhome sections like The Heritage and Woodlands to large custom homes. Some homesites are an acre or more, and some sit on deep water on the Wando River. Named sections include Darts Pointe and Marsh Cove. Ellington Woods, Palmetto Hall, Cypress Pointe, the Heritages and the Gates pay the lower outside-the-gate dues.

The land was part of a plantation deeded as early as 1696. The golf club calls it Four Men's Ramble, and the clubhouse stands where a large estate house once was.

Amenities and HOA

The Dunes West POA publishes its 2026 dues: $2,020 a year for homes inside the gate, $522 a year for Ellington Woods, Palmetto Hall, Cypress Pointe and the Gates, and $532 for the Heritages. Dues are billed twice a year, in January and July. When a home sells, the buyer pays a working capital contribution equal to one-sixth of the annual dues.

POA amenities include two fishing and crabbing docks on the Wando River, miles of walking and bike trails, lakes, a playground and a covered pavilion owners can reserve. The pools, tennis, fitness center, boat ramp and boat storage belong to the private club, which is a separate membership.

Golf and the club

Dunes West Golf and River Club is an Arthur Hills course from 1991, laid out along Wagner Creek and the Wando River. Resident memberships are open only to Dunes West residents and lot owners. The club's 2024 resident brochure lists a $10,000 initiation for golf memberships and a lower initiation for athletic club memberships, plus monthly dues.

If you're looking here, ask how the club and POA split things. The POA dues don't include pool, tennis or golf access.

Schools

Homes here are in the Charleston County School District. Assignments go by address, so check the specific home on the district's school lookup map before you make an offer.

What people like

Real Wando River access, with two POA docks and deep-water lots.
The POA publishes its dues and transfer contribution, so there are fewer surprises.
Acre-plus homesites and deep-water lots in some sections.

What to weigh first

About 30 minutes to downtown Charleston, per the POA.
Pools, tennis and golf are a separate club membership on top of POA dues.
No motorcycles or golf carts under the POA bylaws.

Common questions about Dunes West

How much do homes cost in Dunes West?

The median sale was $955,000 across 146 closed sales from Jan 1, 2026 to Oct 21, 2026 (CHS Regional MLS), with most selling between $430K and $1.79M. That's 7% above the median for Mount Pleasant ($895,000). The median price per square foot was $339.

How much are Dunes West HOA dues?

For 2026 the POA lists $2,020 a year inside the gate, $522 a year for Ellington Woods, Palmetto Hall, Cypress Pointe and the Gates, and $532 for the Heritages. At sale, the buyer pays a working capital contribution of one-sixth of the annual dues.

Is all of Dunes West gated?

No. The core is behind the gate, and a few sections sit outside it and pay lower dues. Make sure you know which side of the gate a home is on before you compare prices.

Are short-term rentals allowed in Dunes West?

Dunes West is in the Town of Mount Pleasant, which caps STR permits town-wide and asks applicants to submit neighborhood covenants. Read the Dunes West covenants first, and see my short-term rental rules guide.

Is Dunes West in a flood zone?

It varies a lot. Homes on the Wando River and the creeks sit next to the marsh, while interior lots are on higher ground. Run the address through my flood zone tool and ask for an elevation certificate.

More about the area: Mount Pleasant guide · all neighborhoods

Sources

Sales figures: closed residential sales recorded under the Dunes West subdivision name in the CHS Regional MLS, Jan 1, 2026 to Oct 21, 2026. Medians, not appraisals. Deemed reliable but not guaranteed. Other details checked against the sources above on October 22, 2026; HOA rules and fees change, so get current documents before you buy.