Dear Neighbors,

We have three items to discuss.

• 1. PBNA is excited to remind you about the upcoming Mobile Town Hall! Please see the details below and come and meet members of Bluffton’s town government.

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Monday, February 23, 2023

6:15 PM

The Lodge

Mobile Town Hall Representatives

Mayor Larry Toomer

Fred Hamilton – Mayor Pro-Tempore

Emily Burden – Town Councilwoman

Dan Wood – Town Councilman

Joe Babkiewicz - Chief of Police

Stephen Steese - Town Manager

Keven Icard - Director of Growth Management

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• 2. As part of PBNA’s mission to keep members informed about our community, we recently learned about a new Montage event space, which was presented to the town of Bluffton’s Development Review Committee on October 22, 2025, for preliminary approval.

  The documents related to this presentation include:

  • The Town’s Development Review Committee Agenda from October 22, 2025, which outlines the Preliminary Development Plan for the Palmetto Bluff Montage Event Lawn
  • A project narrative
  • Proposed plans, including maps
  • September 19, 2025, plan review comments
    
    
  Files are liked below.

FILE 1 

FILE 2

FILE 3

FILE 4

We were impressed by the thoroughness and transparency of the Palmetto Bluff Annual Town Hall hosted by SSP last night. However, there was no comprehensive update regarding this alternative Montage event space during the meeting, although it was briefly mentioned as the last Q&A item. We are sharing this information because Club management did not thoroughly address it during the town hall. We believe this is a significant development that community members should be aware of. Please note that this is a preliminary approval application to the Town and not a final one.

• 3. The Island Packet published an article about 2025 complaints from homeowners' associations (HOAs) in South Carolina, specifically mentioning Palmetto Bluff, which received three complaints. A "satisfactory response" from the HOA simply means they responded to the complaints via email to the South Carolina Department of Consumer Affairs. It does not imply that the issues were resolved, questions were answered, or that the complainants were satisfied. It only means that there is a record of the complaint for review by the South Carolina governor's office.

The article can be found HERE.

Thank you, and we hope to see you on Monday at the Mobile Town Hall.

Your PBNA Volunteers

Dear Neighbors,

Below you will see PBNA's email to the Palmetto Bluff club management, which includes a link to questions compiled from fellow PBNA members to be addressed at the annual town hall meeting this Wednesday.

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Evening Gray - First off we (PBNA) want to thank you and Rob again for our meeting last Thursday.  We found it very productive and look forward to future collaboration and meetings.

Prior to our meeting, PBNA sent out a newsletter stating that if residents would prefer to forward any questions for the Annual Meeting to PBNA we would compile them and forward them to Management.  Attached please find the many questions that approximately 10 residents forwarded to us (2026 SSP Annual Meeting Questions). To assist you in replying we have compiled the questions into categories.  Based on my cursory review I believe many can be addressed during the meeting.

For any questions not to be addressed at the meeting please provide a written response and we will forward back accordingly.

Again, thank you and look forward to the Annual Meeting.

Allen Roth
PBNA Volunteers

Dear Neighbors,

We’re excited to remind you about the Annual Town Hall happening next Wednesday, February 18, 2026, at 4 PM! It’s a great chance to connect with your fellow members and hear the update on the community. Club management has asked that we submit our questions in advance to make the most of our time together. 

If you'd prefer not to submit your questions directly to them or would like us to submit them on your behalf, please send them to pbna2020@gmail.com by this Friday, February 13, 2026. 

Don’t hesitate to share any and all questions you might have—even if you think someone else might ask the same thing! We’ll review everything and make sure the most common questions are highlighted in our submission to Club management. This way, everyone’s voice is heard, and we can address the key concerns of our community. 

Looking forward to hearing from you!

Your PBNA Volunteers

Dear neighbors,

It is with heavy hearts that we learn about Jay Walea's health condition. In light of this, PBNA would like to extend our support by sharing the GoFundMe link below to benefit him during this challenging time. 

Fundraiser for Karen Tootle Walea by Rans Thomas : Support Jay Walea

Your PBNA volunteers,

Dear Neighbors,

As a follow-up to our PBNA January newsletter, please see the links below to the Annual Palmetto Bluff Development Agreement Update presented by Will Howard to the Bluffton town council members.   

Video https://www.beaufortcountysc.gov/bctv/index.html#vod

PDF 2026 Palmetto Bluff TOB Development Update.pdf 

Your PBNA Volunteers,

January 15, 2026

PBNA Newsletter

Palmetto Bluff Neighborhood Association

 

Dear Neighbors,

We look forward to seeing you at the next PBNA Social (ex-Chinwag) tomorrow, Friday, January 16^th, at 4:00 – 5:00 pm in the Coles Game Room.  We will again have a cash bar with all the wonderful Game Room activities to challenge us all.  The goal is a simple PB membership gathering to catch up and meet your neighbors.

With South Street Partners having their annual meeting and the Mobile Town Hall in February, our next PBNA Social will be Friday, March 6^th.

Bluffton Town Council Received Palmetto Bluff Development Update

Will Howard of South Street Partners presented a Palmetto Bluff development update to the Bluffton Town Council members this week. Some exciting news is the planning of a sports, fitness, and wellness center at Crossroads, including a spa! There were other updates about the future Anson development, the recent cell tower installation, and 2025 Montage statistics.   

You can watch the video yourself to get a gauge of what is happening. The video is not yet posted on the town’s site, but it is typically posted within a week of the meeting.

Link can be found HERE.

PBNA Financial Perspective Newsletter Update

We have received some very positive feedback plus valuable suggestions from our latest informational newsletter.  We also want to share language within the Palmetto Bluff governing documents:

Section 3.6 of the 2003 Declaration of Recreational Covenant for Palmetto Bluff states that:

    •  “Such books and records shall be made available for inspection and copying by the owners … upon reasonable request during normal business hours …”

    •    It also provides:

“If any Owner … desires to have the records audited, it may do so at its expense and Club Operator shall cooperate by making available to the auditors the records, including all supporting material, for the year in question.”  

Stay tuned as this pursuit progresses.

Annual Town Hall HOSTED By South Street Partners

Save the Date!  Don’t forget to reserve your spot at South Street Partners’ annual Town Hall on Wednesday, February 18, 2026, from 4-6 PM. Location is the Wilson Ballroom, and you can reserve your spot on the member website beginning on January 19, 2026.

Mobile Town Hall HOSTED By PBNA

Save the Date!  PBNA and the Bluffton Town Council have organized a mobile town hall to be held on Monday, February 23, 2026! We anticipate this event will begin at 6 PM in the River Road Lodge, but the location is not yet committed.  This event will be open to everyone in the community, including the Trust and club management. Join us to meet your town council members and bring your questions!

Anson Point Arrives

It seems that Providence intended this area for a golf course. If that wasn't the case, Bill and Ben, along with their team, and Head Pro Nick Lykens, Super Adam Deiwert, and the entire AP team, certainly made it happen. I want to give a special shout-out to the crew that got the course in such great shape in such a short time. While Anson Point will continue to evolve, we truly appreciate the rough-hewn, natural beauty of the course. The new layout contrasts with and highlights the exemplary features of May River and Crossroads. In golf, a "turkey" refers to three consecutive birdies, similar to three strikes in bowling. As the saying goes, "If the turkey thrives, everything thrives."

Cell Tower Assistance Acknowledgement

We want to acknowledge the efforts of the PB members Cell Tower team. Verizon has forwarded their report that:  a) "confirms that the site is operating within expected parameters”, b) recognizes that specifically Davies Road in Moreland is not receiving a reliable signal strength; and c) offers to provide network extenders to affected Verizon users.  It is now up to Verizon to work and coordinate with individual homeowners on maximizing their own cellular situations.

A big thank you to Jordan Phillips of South Street Partners for supporting the member cell tower team. We also appreciate the member leadership of Kent Flurry, Bob Dalton, Chuck Fratus, Bob Morette, Jay Parker, Mike Ruppert, and Brad Samargya, with a special shoutout to Jay for his telecom expertise. Excited that the new cell tower is now live! Thanks, Cell Tower team!

Special Shout Out

A very special shout-out to the Worship on the Water that organized the very special Christmas Eve service in the stables.  It just gets better every year!  Thank you!

Introducing: The Black Book

The Black Book is your trusted directory for local services—plumbing, handyman, repairs, and more—all recommended by your fellow residents, exclusively for PBNA members with a 2026 membership. Click PBNA Black Book under Member Area with this link: Palmetto Bluff Neighborhood Association - Member Area. You must be logged into the PBNA website to retrieve the Black Book.

Your PBNA Volunteers

State of the Community: PBNA’s Financial Perspective

The cost of living in Palmetto Bluff has risen sharply since 2021. Between the Club’s price hikes and the Trust’s shift in assessment responsibility from the developer to the homeowners, homeowners are bearing a significantly larger share of the community's operating costs.

Total Annual Impact per Home

Key Financial Trends Affecting Homeowners

1. Shifting the Financial Burden

●At the Club:  The number of new property owners increased by approximately 18% and annual dues have surged by 89.5% since 2021. The question to be asked is if the membership numbers have increased without the addition of new Club amenities since 2017, what is the need for such a dramatic increase in member dues? The answer is possibly the dramatic increase in payroll costs.  Under Montage management, payroll costs were likely allocated between the hotel and the Club, since Montage managed both.  Why did the Developer dramatically increase payroll costs to the Club when Montage managed the Club for much less?  More on this below.

● At the Trust: At the Trust, assessments rose by 29.2%. In addition, the Developer stopped paying assessments on its unsold lots starting in 2022 (in accordance the 80^th Supplement to the Charter dated November 1, 2021), which shifted 100% of the Trust’s costs directly onto existing property owners. For context, the previous developer paid a total of $2.7 million in assessments for unsold lots and homes over five years, from 2017 to 2021. If the current Developer covered 80% of that $2.7 million over the past four years, it would significantly reduce the financial burden on the current homeowners. It is unclear whether all commercial and non-Club PB entities that benefit from the Trust actually pay Trust dues or assessments.

2. The "Expense Offset" Pattern

● Payroll Surges at the Club: The Club’s payroll doubled to $9.13 million since 2021, an increase of $4.5 million that effectively "consumes" the extra revenue gained from the dues increase. Notably, this occurred after the Developer assumed management of the Club in 2022 and replaced Montage as the Club manager.

● Administration costs spike at the Trust: The administrative costs of the Trust have risen significantly, increasing more than 1.5 times since 2021. These costs went from $767,000 in 2021 to a projected $2.0 million in the 2025 budget. The 2025 budgeted amount of $2.0 million includes over $1.0 million allocated for payroll from the Developer’s other entities and $383,000 dedicated to legal expenses, largely to manage ongoing homeowner disputes.

●Legal Fee Spikes at the Club and Trust: Both entities are seeing massive increases in legal spending. The Club’s 2025 legal budget rose 489% to $433,333, while the Trust budgeted $383,000 for 2025, largely to manage ongoing homeowner disputes. In the first lawsuit, the Developer has spent 4 years litigating whether the dispute should be arbitrated, which clearly only benefits the Developer. The Developer’s justification for allocating legal costs to the Club and Trust is unclear, and the amount of legal expense for these entities is concerning.

3. Concerns Over Long-Term Stability

● Declining Club Revenue: Traditional income streams such as Food & Beverage have decreased by 17.3% when comparing the annualized period from 2022 to 2025 with that of 2021. Additionally, Guest Access revenue has seen a significant decline of 76% during the same time frame The key question: do the Developer’s policies favor the hotel and commercial venues over the Club venues, like Cole’s and the Canoe Club? Additionally, there is concern that Club restaurants do not meet member expectations. The Guest Access revenue is notably lower when the homes open for STR appear to be busy.  It is concerning to see a dramatic reduction in the Club’s Guest Access revenue, raising the question of who collects it.    

● Trust Reserve Pressure: For the first time, the Trust is considering using reserve funds for the South Wilson erosion repair. This raises concerns that current assessment levels may still be insufficient to address the aging infrastructure and increasing maintenance costs.  Similarly, there is an open question as to who will fund the cost of any traffic light or other solution at the May River Road exit – the state or town, the Developer, other users of the road, or the Trust (i.e., the members), or whether there is cost sharing.  It would be hard to understand why the Trust would fund 100% of this cost, given the direct benefits to the developer, the private amenities, and the New Riverside communities and school.

The Developer's Club Subsidy False Narrative

The Developer’s narrative regarding the Club subsidy is a mischaracterization. The Developer describes the Club “subsidy” as a gift to the Club (and thus to its members), when in fact this figure is a byproduct of management practices that prioritize the Developer’s bottom line over the value to the homeowners.

• The "Subsidy" Fiction: Concerns have been raised that the developer's Club subsidies to may be negated by increased allocation of operating charges and overhead costs. This could create a financial cycle that benefits the developer while misusing member funds. If costs are simply inflated or reallocated, the subsidy becomes just an accounting illusion with no real cost to the Developer.
  
  
• Developer Club Contributions are a Real Estate Development Standard: In residential development, it is the industry standard for developers to invest in Club amenities and operations as a necessary strategy to drive real estate sales. 
  
  The Club is not a standalone business: The Club is not an isolated business; any contribution made by the Developer is a calculated investment intended to increase the value and pace of their real estate sales.
  
  Ownership imbalance: The Developer still owns approximately 60% of the total lots to be sold, while existing members own only 40% (i.e., approximately 1,500 of the community's 4,000 lots have been sold).
  
  Obligation to maintain and build Club amenities: Given that the Developer holds a significant portion of the unsold lots, they should be contributing substantially to the Club’s operations and maintenance as a primary carrying cost of their total investment in Palmetto Bluff. In addition, it is standard practice for developers of communities like ours for developers to build new Club amenities as the community membership grows. No new amenities have been built since 2017. At the end of 2017, only 958 properties were sold, of which 544 were developed, according to the Trust's audited financial statements as of December 31, 2017.

The Joining Fee Saga

After imposing a mandatory joining fee on their for-profit club since 2017, the Developer has now announced the elimination of joining fees.  Setting aside for the moment the issue of certain members who have already paid a joining fee, this does not seem to bode well for the club’s financial condition.  These fees are often viewed as an important means to operate, maintain and expand the Club with future amenities, and the concern is that the Developer will, first, raise dues and second, charge higher joining fees to its other non-mandatory, for-profit clubs (e.g., Anson Point). Consequently, money funnels out of the Club to the developer, with the members making up the difference in dues increases and, in all likelihood, fewer new Club amenities.  

The Developer has stated numerous times that its capital investment, and that of its predecessors in the Club since Palmetto Bluff’s founding, are far greater than the joining fees collected, describing a scenario of sunk costs. First, this is a false narrative since the investment in the Club accelerates and induces future real estate sales, the driving profit center for the Developer. Second, as an industry standard, club joining fees are collected for the construction of new amenities (with membership growth) and reserved for future amenity capital and replacement costs, and not to recover the developer’s investment cost.  

PBNA expects more to come on this issue.

Member Action is Needed 

Many members, individually or in small groups, have intermittently asked the Developer questions regarding the Club’s and Trust’s financial information. The silo approach has NOT yielded complete or assuring information for members.

PBNA is asking an important question: Should members fund an external financial audit firm to verify that everything is legitimate and that their interests are being served? Please take a moment to consider whether you would find comfort in knowing if you and your money are being treated properly. If so, we would appreciate your input on how you would like to contribute to this effort. Please email us at pbna2020@gmail.com.

December 18, 2025

PBNA Newsletter

Palmetto Bluff Neighborhood Association

 

Dear Neighbors,

We want to thank the approximately 40 people that attended the first PBNA Chinwag held at Cole’s Game Room.  It was a great opportunity to meet other PB members, play billiards and shuffleboard, and enjoy a drink at the Cole’s bar.  We intentionally kept the meeting informal – no speeches or agenda – just a relaxed gathering.  We are planning to have these Chinwag socials on a regular basis so keep any eye out in future newsletters.

PBNA Membership Renewal

To clarify the PBNA renewal process, all existing PBNA memberships are automatically renewed each year – no action required.  Membership fee for 2026 will remain at the $1 amount! As we host more events, we will review our funds for 2027; there may be a need to introduce an annual fee then.  If any current member wishes to unsubscribe just send an email to pbna2020@gmail.com with your request. 

Save the Dates!

January PBNA Chinwag at Cole’s Game Room
PBNA is organizing another social event in 2026! Please meet us at Cole’s game room on Friday, January 16, 2026, at 4 pm.

Mobile Town Hall HOSTED BY PBNA
PBNA and the Bluffton Town Council have organized a mobile town hall on Monday, February 23, 2026. The exact time and venue are TBD.  This event will be open to everyone in the community, including the Trust and Club management.  Join us to meet your town council members and bring your questions!

Introducing: The Black Book

Launching in January, The Black Book will be your trusted directory for local services—plumbing, babysitting, repairs, and more—all suggested by your fellow residents, exclusively for PBNA members with a 2026 membership.  The project is underway, so stay tuned for more details! 

Palmetto Bluff Club Update

On December 1st, the SSP announced that, "after careful consideration", they will reduce the joining fees for the Palmetto Bluff Club (the “Base Club”) to $0, effective January 1, 2026. However, this reduction will not apply to the Golf, Shooting, or Boat clubs. It is unclear whether this decision was made after careful consideration of the interests of the ownership group (SSP and HP), the members, both groups, or neither. Ultimately, it was a unilateral decision made by the SSP. 

It has been observed that the joining fee is not “gone,” because the SSP could raise it from $0 to a higher number at any moment, could shift the joining fee to higher dues, and could charge and keep separate joining fees and dues for new private amenities that are not part of the Base Club.  We will be reaching out to the ownership group (SSP and HP) to discuss and understand the recent changes, including implications for future Base Club dues and amenities, as well as any benefits for the Base Club and its members. SSP's email indicated that they believe the change addresses the legal contention against them regarding the legality of joining fees in a club with mandatory membership.

If anyone gets their joining fees refunded, please let us know.

April 2022 Lawsuit Update

Last week, a public interest group called Public Investors Advocate Bar Association (PIABA) submitted an amicus brief to the South Carolina Supreme Court in support of the plaintiffs’ position. An amicus brief, or “friend of the court”, is a document submitted to a court by someone who is not a party to a case but has a strong interest in the matter, and it provides additional information, expertise, or perspective that may assist the court in making its decision. A copy can be found HERE.

Merry Christmas and Happy Holidays to all!!

Your PBNA Volunteers

Hey Neighbors!

We’re excited for you to attend our very first PBNA social event this Friday, December 5th, from 4 to 5 pm at Cole's game room! Since this is our first gathering, we have decided to keep it to just one hour. PBNA has arranged for a bartender, so please join us for some holiday cheer! We can’t wait to see all of you there!

We have been informed by the membership office that Burn Fest, initially scheduled for later that evening, has been postponed due to weather. Additionally, Coles, which was initially closed for Burn Fest, will now be open on Friday night. The team at Coles does a fantastic job, so we encourage you to consider staying for a drink or dinner.

We do not want to overwhelm the Coles staff when serving hours begin at 5 pm. Therefore, if you plan to stay for drinks or dinner, please make a reservation on the club's website.

A few caveats:

• Use of the game room is non-exclusive so the space is open to anyone
• Space is limited to 40 people, so we may hit a cap on attendees
• Please make a reservation at Cole’s if you plan to stay for drinks and dinner so they can manage workloads
• Please park only in designated parking areas in the lot behind Moreland, the lot behind Canteen, or on the pavers
• No outside food or beverage allowed when Cole’s is open

 The event is meant to be social and pleasant (so no agenda, speeches, solicitation or complaining)!   We look forward to seeing you on Friday.

Best,

Your PBNA Volunteers

November 30, 2025

Dear Neighbors,

We would like to follow up on our recent newsletter. The community Chinwag, originally scheduled for December 5th from 4 to 6 PM, will now take place at Cole's Game Room. Please note that Cole's restaurant opens at 5 PM, which will allow us to order drinks while continuing our Chinwag in the game room.

Additionally, the PBNA has recently discovered that no homeowner is allowed to use POA property without completing an authorization form, obtaining management approval, and paying the required site fee. The fees are as follows: Village Green ($2,000), Moreland Amphitheater ($300), Canteen Courtyard ($300), Moreland Fire Pit ($500), and South Wilson Park ($200).

We encourage everyone to email management to express their objections to these site fees and the complicated process involved.

Thank you for your understanding and we hope to see you on December 5th!

Warm regards,

PBNA Volunteers