Bluffton, SC Homes for Sale
Bluffton is a town in Beaufort County. Buyers compare Old Town along the May River with planned communities on US-278 and SC-170. List prices and a closed-sale median, when the feed has one, are in the market bar. Owner-occupied homes are assessed at 4%.
Hamza Faris, Marine veteran
$549,900
$327,500
$749,000
$549,000
$409,000
$525,000
$424,000
$639,900
$249,999
$725,000
$189,000
$599,000
Listing data provided by the Lowcountry Regional MLS. Information is deemed reliable but is not guaranteed accurate by the MLS. All measurements are approximate. This data is provided for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Median of active list prices, not a closed-sale median. Live market data as of October 2026. Source: Lowcountry Regional MLS. Neighborhood-level results may vary.
Median closed price $525,000 across 295 sales, close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
Market Snapshot
What's on the market in Bluffton
Median $251/sqft·164 active listings sampled
- Old Town along the May River
- Hampton Hall and Palmetto Bluff have neighborhood pages
- Sun City Hilton Head is on the Okatie page
- Owner-occupied assessment ratio: 4% (Beaufort County Assessor)
- HOA and POA dues are in the community documents, not on this page
Which part of Bluffton are you comparing?
Bluffton is a town in Beaufort County. Buyers usually split the search into Old Town, along the May River, and the planned communities. This page does not publish HOA or POA dues. Those amounts are in each community's documents.
- Old Town, along the May River.
- Hampton Hall and Palmetto Bluff have their own pages. Belfair and Berkeley Hall are part of the same comparison. We don't publish their fees here.
- Sun City Hilton Head is grouped with Okatie on this site, not as a Bluffton neighborhood page.
- The SC-170 edge is Okatie. Farther south is Hardeeville.
What does it cost to own a home in Bluffton?
Median closed price $525,000 across 295 sales, close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
The market bar on this page is the Lowcountry Regional MLS list-price median, plus a closed-sale median when the feed has a complete closed pull. Add the community's HOA or POA dues, insurance, and flood insurance on top of that price. We don't publish a percent gap versus Hilton Head.
Beaufort County's owner-occupied assessment ratio is 4% (Beaufort County Assessor FAQ).
Some communities also charge a transfer or capital contribution fee. Read the current documents for the community you're offering on. New construction listings are at new construction in Bluffton.
- Put the address into FEMA's Flood Map Service Center. It shows the zone on the effective map. Beaufort County's maps took effect March 23, 2021 (FEMA Community Information System data dated Aug 13, 2026, as cited in our Oct 9, 2026 flood guide).
- Check the same parcel on Beaufort County's public GIS mapping app for flood layers and parcel lines.
- Ask the seller for an elevation certificate, or ask the county for one on file. Questions go to the county floodplain manager at (843) 255-2065 (county flood-maps page, read Oct 10, 2026).
- Get a flood insurance quote before your option period ends. Premiums are priced per building under Risk Rating 2.0, so a neighbor's bill doesn't tell you yours. Full walkthrough: flood zones and flood insurance.
Which schools serve Bluffton?
Bluffton is in the Beaufort County School District. Zones follow the address. Check it with BCSD's attendance-zone map or call the district office at (843) 322-2300 before you buy.
Bluffton, Hilton Head, Beaufort, and the bases
Hilton Head is its own page. Beaufort is its own page. The written comparison is Bluffton vs. Beaufort.
We don't publish a drive time from Bluffton to the Hilton Head bridges, Savannah, or the gates. Families stationed at the depot should start with homes near Parris Island. The air station page is homes near MCAS Beaufort.
Where else can I filter Bluffton homes?
Bluffton real estate FAQ
How much does a house cost in Bluffton?
The median list price, and a closed-sale median when the feed has a complete closed pull, are in the market bar on this page. Both are Lowcountry Regional MLS figures. Add HOA or POA dues from the community documents. We don't publish a fee table.
Is Bluffton cheaper than Hilton Head?
We don't publish an unsourced percent gap or a dollar-per-square-foot comparison. Read the market bar on this page and on the Hilton Head Island page. Both are Lowcountry Regional MLS figures.
What are the downsides buyers ask about in Bluffton?
Buyers ask about US-278 traffic, HOA rules and fees, and coastal insurance. This page does not publish a drive time or a fee. Read the community documents and get an insurance quote for the address.
Which Bluffton communities have pages here?
Hampton Hall and Palmetto Bluff. Sun City Hilton Head is grouped with Okatie. Old Town is covered on this page. Belfair, Berkeley Hall, and Hampton Lake are names buyers compare. We don't publish their fees.
Are HOA fees high in Bluffton?
They vary by community. We don't publish a fee until it comes from that community's current documents. Ask for the resale package before you offer.
Is Bluffton a good choice if I'm stationed at Parris Island?
It's a different search from Port Royal. We don't publish a drive time from Bluffton to the depot gate. Start with the Parris Island page for the gate and housing.
What schools serve Bluffton?
Beaufort County School District. Zones follow the address. Check BCSD's attendance-zone map or call the district office at (843) 322-2300 before you buy.
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