For a full-time senior (over 65) resident of SC, figure around $650 - $700 for property tax on a $200,000 home after one calendar year of residency. If not over 65, add another $50-$60. You have to apply to your county (Beaufort County for Bluffton) for the senior exemption. Although the resident's lower rate (4% instead of 6%) should be automatically reflected in your tax bill when you are eligible, you should contact the county when you become eligible to be sure you get the lower rate. The 4% rate is not available for second homes or rental homes.
Hurricanes? They seem to miss the Hilton Head area, the nearest coastal city to Sun City. Why? Take a look at a map for the East Coast. You'll see that a hurricane coming north up the East Coast has to curve to the west to hit the Hilton Head - Bluffton area straight on. That doesn't seem to happen, fortunately for those of us who live here.
As for flooding, lenders on most (all?) Sun City homes do not require flood insurance. That should tell you a lot! However, I got the insurance anyway, just to be a bit more comfortable.
I pay about $600 a year for homeowners insurance on my $300,000 home (2,100 square feet). Obviously, the cost will vary, depending on how much liability insurance you get and how high your deductibles are. Adding flood insurance costs another $350.
Utility costs are generally low. I average about $100 monthly for electricity (air conditioning is expensive), $25 for gas and $70 for water and sewer, much of which is for lawn watering. I live alone, so my utility costs are likely less than for two people. Sun City homeowner association fees are $1,880 for 2011, the same as for 2010.
