Hilton Head Island, SC Homes for Sale
Hilton Head Island is a town in Beaufort County. A rental under 30 days needs a Town short-term rental permit, separate from the business license, at $150 per bedroom, valid May 1 through April 30 (Town of Hilton Head Island FAQs). An HOA or POA can limit rentals further.
Hamza Faris, Marine veteran
$525,000
$379,900
$625,000
$595,000
$299,000
$549,000
$275,000
$389,000
$335,000
$499,000
$550,000
$210,000
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 $692,500 across 184 sales, close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
Market Snapshot
What's on the market in Hilton Head Island
Median $426/sqft·152 active listings sampled
- Town STR permit: $150 per bedroom, separate from the business license, May 1–April 30
- Nonresidents with SC rental income file SC1040 Schedule NR (SCDOR)
- Sea Pines and Palmetto Dunes have neighborhood pages
- Port Royal Plantation is an island community, not the Town of Port Royal
- Owner-occupied assessment ratio: 4% (Beaufort County Assessor)
Which part of Hilton Head Island?
Hilton Head Island is a town in Beaufort County. These are the pages we publish for parts of the island. We don't publish gate fees, POA dues, or a ranking.
- Sea Pines
- Palmetto Dunes
- Port Royal Plantation is a Hilton Head Island community. It is not the Town of Port Royal. The town page is Port Royal homes for sale.
- Other names buyers use: Shipyard, Forest Beach, Hilton Head Plantation, and the north end. Rental rules and fees for those communities are in the HOA or POA documents, not on this page.
Can you rent a Hilton Head home for less than 30 days?
Rentals under 30 days need a Town of Hilton Head Island short-term rental permit. The permit is separate from the business license. It costs $150 per bedroom and is valid May 1 through April 30 (Town of Hilton Head Island short-term rental FAQs, read for the 9/30/2026 area brief). Your HOA or POA may restrict rentals further. Check both before you buy.
Nonresidents with South Carolina rental income file an SC1040 with Schedule NR (South Carolina Department of Revenue, New to SC filing). Talk to a tax pro about your return. This is not a promise of rental income.
What does it cost to own on Hilton Head Island?
Median closed price $692,500 across 184 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. Wind, flood, and homeowners policies are separate quotes. We don't publish a sample premium.
Beaufort County's owner-occupied assessment ratio is 4% (Beaufort County Assessor FAQ).
A second home is not the same assessment as an owner-occupied home. Confirm that ratio with the Beaufort County Assessor before you compare prices. Insurance basics are in our homeowners insurance guide. Investment notes that compare the island with Beaufort are in Hilton Head vs. Beaufort for investors.
- 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.
Hilton Head, Bluffton, and Beaufort
Bluffton and Beaufort are the comparison pages. We don't publish a dollar-per-square-foot gap. Selling a house you already own starts at the valuation page or the sell page.
Which schools serve Hilton Head Island?
Hilton Head Island 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.
Where else can I filter Hilton Head homes?
Hilton Head Island real estate FAQ
How much does a home on Hilton Head cost?
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. We don't publish a second median by property type.
Can I rent out my Hilton Head home short-term?
Rentals under 30 days need a Town of Hilton Head Island short-term rental permit. The permit is separate from the business license, costs $150 per bedroom, and is valid May 1 through April 30 (Town of Hilton Head Island short-term rental FAQs, hiltonheadislandsc.gov/business/short_term_rentals/faqs.php). Your HOA or POA may restrict rentals further.
Do out-of-state owners pay SC tax on rental income?
Nonresidents with South Carolina rental income file an SC1040 with Schedule NR (South Carolina Department of Revenue, dor.sc.gov/tax/new-to-sc-filing). Talk to a tax pro. There is no exemption on this page for out-of-state rental income.
What does insurance cost on Hilton Head?
It depends on the building. Wind, flood, and homeowners coverage can be separate policies. We don't publish a sample premium. Get a quote for the address, and read our Beaufort County homeowners insurance guide for the checklist.
Hilton Head or Bluffton: where should I buy?
Hilton Head Island and Bluffton each have a page and a market bar. We don't publish a dollar-per-square-foot gap. Both bars are Lowcountry Regional MLS figures.
Is Port Royal Plantation the same as the Town of Port Royal?
No. Port Royal Plantation is a Hilton Head Island community. The Town of Port Royal is a separate municipality. Its page is /areas/port-royal.
What is the owner-occupied tax ratio on Hilton Head?
Hilton Head Island is in Beaufort County. The owner-occupied assessment ratio is 4% (Beaufort County Assessor FAQ). A second home is assessed differently. Confirm that ratio with the assessor before you budget.
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