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What to Know About Arcadian Dunes Homeowners Association

By Constance Obi · Culture & Recreation Writer

Arcadian Dunes is a residential community in Myrtle Beach with an active HOA that sets rules and maintains shared spaces

Arcadian Dunes, located in Myrtle Beach, is a planned residential community where homeowners are members of the Arcadian Dunes Homeowners Association. The HOA manages common areas, enforces community covenants, and collects dues from residents to pay for maintenance and services. If you own property in Arcadian Dunes, you are automatically part of the association and subject to its rules and fees.

The community includes single-family homes and townhomes built around shared amenities typical of Myrtle Beach developments. Like all South Carolina HOAs, Arcadian Dunes operates under state law and its own governing documents — the declaration of covenants, conditions, and restrictions (CC&Rs), bylaws, and rules and regulations. Understanding how the association works, what it costs, and what you can and cannot do with your property helps you make informed decisions about living there.

Key Takeaways

  • Arcadian Dunes HOA membership is mandatory for all property owners in the community and comes with monthly or annual dues.
  • The HOA enforces architectural guidelines and community rules, so changes to your home's exterior or landscaping typically require approval before you proceed.
  • The board of directors is elected by homeowners and sets policy, approves budgets, and handles disputes between residents and the association.
  • South Carolina law gives homeowners the right to review HOA financial records, meeting minutes, and governing documents upon written request.
  • Disputes with the HOA can be resolved through the board, mediation, or small claims court depending on the issue and the amount in question.

How HOA dues and assessments work at Arcadian Dunes

Arcadian Dunes collects regular dues from homeowners to pay for common area maintenance, landscaping, amenities, insurance, and administrative costs. The amount varies depending on the property type and location within the community. Dues are typically billed monthly or annually, and the HOA board sets the amount each year based on the budget.

Beyond regular dues, the HOA may levy special assessments when unexpected repairs or improvements are needed — for example, if a pool or clubhouse requires major work. South Carolina law requires the HOA to notify you in writing before imposing a special assessment, and the amount must be reasonable and necessary. If you fall behind on dues or assessments, the HOA can place a lien on your property, which can affect your ability to sell or refinance.

You have the right to see the HOA's budget and financial statements. Request these documents in writing from the HOA management company or board. Reviewing the budget helps you understand where your money goes and whether the association is spending responsibly.

Architectural review and property restrictions

Arcadian Dunes, like most planned communities, has architectural guidelines that control the appearance of homes. Before making exterior changes — painting, adding a deck, replacing windows, installing a fence, or landscaping — you typically need written approval from the HOA's architectural review committee. The committee reviews requests to ensure they fit the community's aesthetic standards and do not harm property values.

The CC&Rs spell out what is and is not allowed. Common restrictions include limits on lawn ornaments, pet size or breed, vehicle types parked in driveways, and the color of shutters or doors. Some communities restrict short-term rentals or require approval before renting your home. Violating these rules can result in fines, liens, or legal action by the HOA.

If your request is denied, you have the right to appeal the decision. Ask the board in writing for the reasons for denial and request a hearing. Understanding the rules before you buy or make changes saves time and money.

The HOA board and how decisions are made

The Arcadian Dunes board of directors is made up of homeowners elected by the community. The board meets regularly — typically monthly or quarterly — to discuss finances, approve architectural requests, address complaints, and set policy. Meetings are usually open to all homeowners, and many boards allow residents to speak during public comment periods.

The board hires a property management company to handle day-to-day operations, collect dues, maintain common areas, and respond to resident concerns. The management company acts as the HOA's agent and is the first point of contact for most issues. You can find contact information for the management company in your HOA documents or on any correspondence you receive.

Board decisions must follow the HOA's bylaws and South Carolina law. The board cannot make arbitrary rules or spend money without board approval and, in some cases, homeowner vote. If you disagree with a board decision, you can attend meetings, voice your concerns, and run for the board yourself.

Your rights as a homeowner in the community

South Carolina law protects homeowner rights within HOAs. You have the right to inspect the HOA's financial records, meeting minutes, architectural guidelines, and CC&Rs. Submit a written request to the management company or board, and they must provide the documents within a reasonable time, usually 10 business days. You may be charged a small copying fee.

You also have the right to attend board meetings and speak during public comment, to vote on major decisions like budget approval or rule changes, and to run for the board. If the HOA wants to fine you or place a lien on your property, it must give you written notice and a chance to be heard. You cannot be fined without due process.

The HOA cannot discriminate based on race, color, religion, national origin, sex, familial status, or disability. If you believe the HOA is violating your rights or acting illegally, you can file a complaint with the South Carolina Department of Labor, Licensing and Regulation or pursue legal action.

Resolving disputes with the HOA

If you have a disagreement with the HOA — over a fine, an architectural denial, or a rule interpretation — start by putting your concern in writing to the management company or board. Explain the issue clearly and what resolution you are seeking. Many disputes are resolved at this stage through discussion.

If the HOA does not respond or you disagree with the response, request a hearing before the board. The board will review your complaint and the HOA's position and make a decision. If you still disagree, you can pursue mediation through a neutral third party, which is often faster and cheaper than court.

For disputes involving money — unpaid dues, fines, or special assessments under a certain amount — small claims court may be an option. For larger disputes or questions about the HOA's legal authority, you may need to hire an attorney. South Carolina law allows homeowners to recover attorney fees in some cases if they prevail against the HOA.

Selling your home in Arcadian Dunes

When you sell your home, the buyer assumes your HOA membership and obligations. Before closing, the HOA must provide a resale certificate that shows the current dues amount, any outstanding special assessments, and a summary of the CC&Rs and rules. This document protects the buyer and is required by South Carolina law.

You are responsible for paying all dues and assessments up to the closing date. If you owe money to the HOA, the seller's proceeds can be held in escrow to cover the debt. Some HOAs have a right of first refusal, meaning they can purchase the home before you sell it to an outside buyer — check your CC&Rs to see if this applies.

Disclose the HOA's existence and fees to potential buyers early in the process. Many buyers factor HOA costs into their decision, and transparency builds trust. Provide the resale certificate and governing documents to the buyer's agent or attorney so they can review them before making an offer.

Frequently Asked Questions

What happens if I do not pay my HOA dues?

The HOA can charge late fees, place a lien on your property, and take legal action to collect the debt. A lien means the HOA has a claim against your home and can be paid from the proceeds if you sell. Unpaid dues can also affect your credit score. Contact the management company immediately if you are having trouble paying to discuss options.

Can the HOA enter my home without permission?

Generally, no. The HOA cannot enter your home without your consent except in emergencies like fire or flooding. The HOA can inspect the exterior of your property to check for rule violations, but this must be done reasonably and with notice. Check your CC&Rs for specific language about access rights.

Can I rent out my home in Arcadian Dunes?

This depends on the community's rules. Some HOAs allow rentals with no restrictions, others require approval, and some prohibit short-term rentals or limit how often you can rent. Review your CC&Rs and rules before purchasing if you plan to rent. If the rules are unclear, ask the HOA in writing.

How do I find out what the rules are?

Request a copy of the CC&Rs, bylaws, and rules and regulations from the HOA management company or board in writing. These documents outline all community rules, restrictions, and procedures. You should receive them within 10 business days. Many HOAs also post these documents on their website or provide them at closing.

Can the HOA change the rules?

Yes, but the process varies. Changes to the CC&Rs typically require approval from a percentage of homeowners — often 50 to 75 percent — and must be recorded with the county. Changes to rules and regulations may require only board approval. Check your bylaws to understand the amendment process, and attend board meetings to stay informed about proposed changes.