Choosing between Kiawah vs Seabrook Island in 2025? You're not alone. These two luxurious South Carolina barrier islands each offer a distinct lifestyle. Here’s what you need to know to decide which one fits your future.
Real Estate in Kiawah vs Seabrook Island
When it comes to luxury real estate, Kiawah and Seabrook Island both offer stunning options, but with different tones and price points.
Seabrook Island: More Accessible Coastal Luxury
As of 2025, the median single-family home price on Seabrook Island is around $1.3M [source: Redfin, May 2025], with villas and condos often available in the $600K to $950K range. The vibe here is residential and tight-knit, with about 50% of homeowners living full-time. Seabrook is also more restrictive with short-term rentals, which helps preserve that community feel.
Design styles: Traditional Lowcountry, elevated beach homes, and updated mid-century cottages.
Kiawah Island: Premium Resort-Style Living
Kiawah continues to lead in prestige, with median home prices now hovering around $1.9M, and oceanfront estates pushing above $5M [source: Realtor.com, May 2025]. Short-term rentals are more common here, and the island has a resort-forward tone, ideal for buyers who want investment flexibility or a private retreat.
Design styles: Coastal modern, new-construction luxury, and high-end transitional with expansive views.
Bottom Line: Kiawah is higher-priced with a resort feel; Seabrook is more community-oriented and moderately priced.
Lifestyle & Community Feel
Seabrook: Year-Round Community with a Local Feel
With around 2,100 full- and part-time residents, Seabrook Island is gated and private, but it feels like a neighborhood. You’ll find resident-led clubs, a welcoming equestrian scene, and local events that make it easy to form connections.
You’ll also enjoy over four miles of private beach, walking trails, and the Lake House (a 27,000 sq. ft. wellness facility with an indoor pool, gym, and classes). Seabrook leans into health, family, and connection.
Kiawah: Exclusive and Amenity-Rich
Kiawah Island is larger (11 square miles) and offers a world-renowned golf experience, biking trails, and nature reserves. However, its resort backbone means there are more short-term guests and fewer residents live there year-round.
Many amenities are tied to The Governor's Club or The Kiawah Island Club, with privileges dependent on property type and membership tier. Think elevated dining, curated events, and premium spa access.
Bottom Line: Want community and calm? Seabrook wins. Want elite amenities and low-profile living? Kiawah is your island.
Club Life: Comparing Memberships & Amenities
Seabrook Island Club
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2 Championship Golf Courses
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Beach Club with Oceanfront Pools
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Racquet Club: 15 Har-Tru tennis courts, 6 pickleball courts
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Equestrian Center
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Clubhouse dining + wellness programs
Membership Cost (2025):
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Ranges from $30,000 to $75,000 (one-time initiation)
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Monthly dues vary by access level (typically $350–$750/month)
Kiawah Island Clubs
The Governor’s Club (for property owners):
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Preferred rates on golf/tennis
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Pool, dining, and spa access
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Social and seasonal event calendar
The Kiawah Island Club (invitation-only):
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Golf (Cassique, River Course)
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Sasanqua Spa & Wellness
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Shooting Club, Beach Club, and more
Membership Cost (2025):
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Initiation: $135,000+ (property-specific)
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Dues: $850–$1,500/month, depending on tier
Bottom Line: Kiawah clubs are more exclusive and expensive; Seabrook clubs are inclusive and community-driven.
Bonus Comparison: Rentals, Schools & Access
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Rentals: Kiawah allows more short-term rentals; Seabrook is more limited (30-night minimum for most properties)
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Schools: Neither island has its own school district. Families often choose private schools in Charleston or nearby Johns Island.
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Access: Seabrook is slightly farther from downtown Charleston (45 minutes vs. 35), but both share proximity to Freshfields Village and Bohicket Marina.
Final Thoughts: Kiawah vs Seabrook Island?
Choosing between Kiawah vs Seabrook Island depends on your goals:
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Want investment flexibility, elite golf, and exclusive amenities? Kiawah.
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Craving community, full-time neighbors, and slower coastal living? Seabrook.
Either way, you’re investing in one of South Carolina’s most beautiful and resilient real estate markets.
Still not sure which island fits you best?
That’s what I’m here for. I know every inch of Kiawah and Seabrook—not just the homes, but the people, the rhythms, the stories. If you're weighing the difference between a community like Seabrook or a retreat like Kiawah, let’s talk it through together.
Warmly,
Michelle
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Want to know what "community-centered living" really looks like?
From yoga by the ocean to equestrian therapy and tennis socials, Seabrook’s wellness scene is its own love language. Explore Health & Wellness Activities on Seabrook Island »
