Coastal Villas / Hilton Head Island / Folly Field / Admiral's Row

Admiral's Row

Folly Field · Hilton Head Island, SC

40 Folly Field Rd, Hilton Head Island, SC 29928 · View on Google Maps →

Oceanfront condos within the 846-unit Hilton Head Beach & Tennis resort in Folly Field — four pools, free tennis on 10 lit courts, pickleball, fitness center, three on-site restaurants, and direct beach access.

37
Rated Units
1981
Year Built
180
Total Units
4
Floors
24/100
Walk Score
Active construction notice
Scope: In-villa sprinkler-system retrofit, advancing one floor at a time. Buildings A and B affected; Ocean View Building A also flagged for potential disruption.
Dates: January 2026 – mid-2027 (≈18 months)

Admiral's Row is in the middle of a multi-year sprinkler-system retrofit. Crews work inside the villas, advancing one floor at a time, which means dust, noise, and access constraints rotate through the building during your stay.

What it means for your stay: Active construction. Before booking, ask your PM specifically (1) which villa and floor you're getting, (2) whether work is scheduled on or near that floor during your dates, and (3) what the contingency plan is if work moves to your floor mid-stay. Other Admiral's Row units may show condition variability while the project runs.

Source: Hilton Head Beach & Tennis POA notice + multiple property listings referencing $40K+ sprinkler assessment · Verified 2026-05-02
Overview

Located in the Beach & Tennis area of Folly Field.

Best for
  • ✓Tennis and pickleball players (10 free lit courts)
  • ✓Families wanting a self-contained resort experience
  • ✓Budget-conscious visitors (lowest price point in our portfolio)
  • ✓Groups who value on-site dining and entertainment
Not ideal for
  • −Anyone wanting walkable restaurants and shopping beyond the resort
  • −Guests who need guaranteed renovated units (quality varies wildly)
  • −Visitors during the sprinkler renovation (2026-2027)
  • −Guests expecting luxury finishes

Admiral's Row is the oceanfront building within the Hilton Head Beach and Tennis Resort, a gated 846-unit mega-resort in the Folly Field area of Hilton Head Island. With 180 units offering 1BR and 2BR layouts, it delivers an amenity package that is hard to match at this price point: four pools including an Olympic-sized pool and kiddie pool, ten lighted tennis courts (free for all guests), a state-of-the-art fitness center, pickleball courts, a children's playground, and 24-hour security. Three on-site restaurants and bars — CocoNutz Sports Bar, Gator'Z Pizza and Wings, and Jamaica Joe'Z Beach Bar — mean you can eat and drink without ever leaving the resort.

Every Admiral's Row unit has at least a partial ocean view, and the resort's direct beach access puts you on the sand without crossing any roads. The self-contained nature of the resort is both its strength and its limitation. Everything you need is on-site, but Folly Field has limited walkability beyond the gates. Coligny Plaza is 6-7 miles south, and you will need a car for groceries, off-resort dining, and most island attractions. Bike rentals on-site help compensate — Shelter Cove Towne Centre is about a 3-mile ride.

The honest trade-off at Admiral's Row is unit quality. Built in 1980-1981, some units have been completely renovated with granite counters, stainless appliances, and tile floors. Others have not been touched in decades. There is no recent building-wide renovation. A major sprinkler system project started in January 2026 affecting the Admiral's Row A and B buildings, with an 18-month timeline. If value and on-site amenities matter more than luxury finishes, and you enjoy having restaurants, tennis, and a fitness center steps from your door, Admiral's Row is worth a look.

Our take: The best amenity-to-price ratio in our portfolio — four pools, free tennis, fitness center, three restaurants, and direct beach access at prices well below island median. But unit quality is a coin flip (1980s vintage, many unrenovated), walkability is poor, parking is unassigned and competitive, and the sprinkler renovation will affect stays through mid-2027.

Getting around: Car-Dependent (Walk Score 24/100). Folly Field is one of the most car-dependent areas on HHI. On-site restaurants compensate somewhat. Bike rentals available on-site.

Building Details

At a glance

Year Built
1981
Construction
Residential condo (early 1980s)
Total Units
180
Floors
4
Pool
Oceanfront pool
Beach Access
Direct oceanfront within HHBT resort. Every Admiral's Row unit has at least partial ocean view. ~8 min walk from some units to beach.
Parking
Open-air surface lot. Unassigned curbside spaces — no reserved/assigned parking. No covered parking. Parking passes ~$70 for two. Can be competitive during peak season given 846+ total resort units.
Regime Fee
$400 - $550
Fee covers building insurance, exterior maintenance, all resort amenities (pools, tennis, pickleball, fitness center, security), TV/WiFi, water/sewer, trash, grounds.
Quality Distribution

Unit Quality Breakdown

2 Premium · 23 Comfortable · 12 Classic across 37 rated units

2 Premium
23 Comfortable
12 Classic
Nearby

What's around

PlaceTypeDistanceNotes
CocoNutz Sports Bar restaurant/bar On-site Within HHBT resort
Gator'Z Pizza & Wings restaurant On-site Within HHBT resort
Jamaica Joe'Z Beach Bar bar On-site Within HHBT resort
Folly Field Beach beach On-site Direct beach access via resort paths
Shelter Cove Towne Centre shopping ~3 mi Shopping, waterfront dining — requires car
Coligny Plaza shopping/dining ~6-7 mi NOT walkable — requires car
Real Estate Context

Market Position

1 Bedroom
Upper $100Ks - low $200Ks
2 Bedroom
$300,000 - $650,000

Well below HHI median condo value of $692,300. Part of 846-unit mega-resort.

All Units

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Insider Tips

Things to know before you go

Best For

Who should stay here

Tennis and pickleball players (10 free lit courts)Families wanting a self-contained resort experienceBudget-conscious visitors (lowest price point in our portfolio)Groups who value on-site dining and entertainmentFitness enthusiasts (state-of-the-art gym included)
FAQ

Common questions about Admiral's Row

Is Admiral's Row part of Hilton Head Beach and Tennis Resort?
Yes — Admiral's Row is the oceanfront building inside the gated 55-acre Hilton Head Beach and Tennis Resort in Folly Field. The full resort has 846 units total, four pools (including an Olympic-sized pool and a kiddie pool), 10 lighted tennis courts (free for guests), pickleball, fitness center, and three on-site restaurants. Admiral's Row guests get full access to all of it.
Is the tennis really free at Admiral's Row?
Yes — 10 lighted tennis courts are free for all Hilton Head Beach and Tennis Resort guests. That same court access at Sea Pines or Palmetto Dunes would cost $50+ per day after the 2 free hours. Pickleball courts are also included. For tennis or pickleball players on a budget, Admiral's Row offers the best racquet-sport access on the island.
Is Admiral's Row oceanfront?
Yes — every Admiral's Row unit has at least a partial ocean view, and the building sits directly on Folly Field Beach within the resort. Direct beach access is via resort paths — about an 8-minute walk from some interior units to the sand. The Folly Field beach is wide and family-friendly.
Does Admiral's Row have on-site dining?
Yes — three on-site restaurants and bars: CocoNutz Sports Bar (the evening hangout), Gator'Z Pizza and Wings, and Jamaica Joe'Z Beach Bar (best for afternoon beach drinks). That's a meaningful advantage over most condo buildings, especially given Folly Field's poor walkability outside the resort.
How is Admiral's Row different from Sea Cloisters down the road?
Both are oceanfront Folly Field buildings, but they're polar opposites in feel. Admiral's Row sits inside the 846-unit Hilton Head Beach and Tennis mega-resort (free tennis on 10 courts, four pools, three restaurants, fitness center, busy in summer). Sea Cloisters is a quiet 64-villa private complex on 25 acres (private pool exclusive to Sea Cloisters guests, also 10 lighted tennis courts, no on-site dining, much less crowded beach in front). Pick Admiral's Row for amenity density and on-site dining at budget prices; Sea Cloisters for a quieter, more private experience.
Is there construction at Admiral's Row?
Yes — a major sprinkler system project started January 2026 affecting Admiral's Row A and B buildings, with an 18-month timeline (running into 2027). Construction traffic, noise, and dumpsters are expected during active phases. Pools, tennis, restaurants stay open. Confirm your specific building and current status with your property manager.
Do you need a car at Admiral's Row?
Yes — Folly Field has a Walk Score of 24/100, one of the most car-dependent areas on Hilton Head. Coligny Plaza is 6-7 miles south. Shelter Cove Towne Centre is about 3 miles for groceries and waterfront dining. Bike rentals on-site help, but you'll want a car for groceries and most off-resort plans. The three on-site restaurants compensate, making this a self-contained resort experience.
When is Admiral's Row cheapest to rent?
November through March, when off-season Folly Field rates can drop sharply. Admiral's Row already prices well below the island median, so off-season can hit some of the cheapest oceanfront rates anywhere on Hilton Head. Trade-offs: outdoor pools are seasonal, some on-site restaurants reduce hours, and the construction project runs through 2027 — confirm timing with your PM.
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37 units rated room-by-room. Use the filter above for an interactive view or jump straight to a unit below.

Property Managers

2 managers cover this building

HH Vacations
2 units
 HHI Beach and Tennis Resort
35 units