Cane Bay and Nexton HOA Fees: What the Dues Cover and What Buyers Should Budget

The honest answer to how much HOA fees cost in Cane Bay Plantation and Nexton is that there is no single number, and anyone who quotes you one flat fee for either master plan is simplifying. Both communities run on property owners associations with fee schedules set by each individual village or neighborhood, so one section can pay $60 a month while another pays $250 because the higher fee wraps in exterior maintenance. This guide explains how the fees are structured in Cane Bay and Nexton, what the dues actually cover, what they do not cover, and how to build the full recurring cost into your budget before you make an offer.

I am Denise Rush, a REALTOR® with EXIT Realty Lowcountry Group, and I have helped buyers compare association costs in every corner of Cane Bay and Nexton. Every figure below is an estimate from public community sources, and the exact number for the home you are considering is the current fee schedule from its association, the builder, or the seller's disclosure.

Why is there no one HOA fee for Cane Bay or Nexton?

Big master plans are rarely governed by a single dues bill. Cane Bay is managed professionally (FirstService Residential serves the master association) with each sub-neighborhood running its own property owners association at its own rate. Nexton works the same way: the Nexton Residential Association runs the master POA, and each village, Midtown, Brighton Park, Del Webb, and the rest, sets its own fee for its own amenity package. That is why two homes on the same street can have different dues, and why the number that matters is the one attached to the specific lot you want.

What do Nexton's POA dues cover?

Nexton's published village breakdown gives a useful example. In the Midtown village, the amenity fee is about $60 a month, billed twice a year, and it covers the Midtown Club, the Brighton Park Village Swim Club with its 25-meter pool and splash pad, a lifestyle director, playground maintenance, dog parks, and trail and park upkeep. Midtown townhomes add a regime fee of roughly $191 to $220 a month on top, which covers exterior maintenance, landscaping, and building insurance, since when you buy a townhome you own the interior but not the outside walls. Del Webb's 55-plus village reports fees around $260 a month for amenity access, guardhouse staffing, property maintenance, and programming. Across the community, common landscaping, trails, parks, pools, and events come out of the POA, and about half of Nexton's acreage is parks and open space.

What do Cane Bay's dues cover?

Cane Bay also has no published flat fee; locally published estimates for 2025 and 2026 often land between $90 and $130 a month for many neighborhoods, with a wider range across villages. The dues cover the common-area work that keeps a master plan looking intentional: entrance and median landscaping, private roads, lighting, irrigation, stormwater, plus upkeep of shared amenities such as pools, the clubhouse, fitness areas, playgrounds, trails, and sports courts. Cane Bay also carries community development district assessments that fund the roads, utilities, and infrastructure the master plan relies on, and those assessments sit outside the POA dues, sometimes arriving on the tax bill.

What do the dues not include?

For single-family homes in Cane Bay, lawn care is generally not included, and the same is true for most of Nexton's single-family sections: only townhome and patio-home villages bundle exterior maintenance and landscaping into a regime fee. Internet is separate in both communities (fiber is available in each, sold by the provider), and homeowners insurance, flood insurance, and utilities are all your line items. If a neighborhood splits its amenity package into separately billed pieces, ask for the whole schedule in writing before you offer.

How to budget the real monthly number

• Ask for the current fee schedule, including any CDD assessments, before you make an offer, and read it rather than the marketing summary
• Add the amenity fee and the regime fee separately for townhomes, patio homes, and 55-plus villages
• Budget lawn care separately in single-family sections where the association does not include it
• Ask how each neighborhood's dues have changed over the last few years, because association budgets get raised just like everything else
• Run the total monthly cost, dues included, through the same budget you use for the mortgage payment, because the comfortable payment changes once the association is added

The Cane Bay Plantation neighborhood guide covers the lake, the villages, and what living there actually feels like.

The Nexton neighborhood guide covers the parks, pools, and villages on the other side of the comparison.

A good habit before touring: run your full monthly number through the affordability calculator I built for Tri-County buyers so the dues are part of the math from day one.

Association fees, CDD assessments, and amenity packages change as communities grow and budgets are adopted. Figures in this article are estimates from public community sources and must be verified with the specific association, the builder, or the seller's disclosure. This article is general education, not legal, tax, or lending advice.