$1,039,000
$570/sq ft16 Song Sparrow Lane · Hilton Head Island, SC 29928
3
Beds
2
Baths
1,822
Sq Ft
1985
Built
What stands out
- Waterfront — Marsh
- Other views
- Garage parking
- Outdoor living: Deck
- Accepts VA financing
Highlights are generated from the property's MLS facts. See the full listing description and details below.
FEMA Zone AE — a Special Flood Hazard Area. Flood insurance is required with a federally backed mortgage.
See what this means for your monthly paymentSource: FEMA National Flood Hazard Layer.
Listing description
Experience breathtaking sunsets, panoramic marsh and deepwater views, and exceptional outdoor living from this one-of-a-kind custom home in Cedar Woods. The moment you take in the drop-dead gorgeous 180-degree views of the marsh and Broad Creek, you'll understand what makes this property truly special. Completely renovated by the architect/owner in 2013 and bathrooms recently renovated, the home was thoughtfully redesigned to maximize both comfort and its incredible Lowcountry setting. Beautiful heart pine floors a…
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Your all-in monthly cost (est.)
Adjust the numbers to fit your situation
SC taxes a primary residence at a 4% ratio with a school-tax exemption — far lower than the 6% investor rate.
Freddie Mac 30-yr avg (FRED), as of 2026-09-10 — a benchmark, not your rate.
Estimated all-in monthly (with flood)
$7,580–$7,815/mo
This home sits in a FEMA Special Flood Hazard Area, so flood insurance is required with a mortgage (a fact, from the FEMA zone). The $65–$300/mo above is a rough planning range, not a quote — premiums are now priced per-property. Get an exact flood quote.
This is an estimate for planning only — not a loan quote or commitment to lend. Assumes a $1,039,000 price, 0% down, 6.76% rate over 30 years, and SC owner-occupied 4% + school exemption property tax. It excludes PMI/MIP, the VA funding fee, and closing costs. For reference, the current tax on record (MLS) is about $7,685/yr — that reflects the present owner's assessment, which may differ from yours. Confirm every figure with a licensed lender.
Facts & features
Interior
- Bedrooms
- 3
- Full Baths
- 2
- Living Area
- 1,822 sq ft
- Levels
- Two, Multi/Split
- Flooring
- Tile, Wood
- Appliances
- Dishwasher, Refrigerator, Disposal, Unfurnished
- Heating
- Heat Pump, Central
- Cooling
- Central Air
- Water Heater
- Electric
- Interior Features
- Ceiling Fan(s), Cathedral Ceiling(s), Walk-In Closet(s)
Exterior & Lot
- Lot Size
- 0.18 acres
- Construction
- Other
- Foundation
- Slab
- Roof
- Composition
- Parking
- Driveway, Garage Faces Front, Workshop in Garage
- Porch / Patio
- Deck
- View
- Other
- Waterfront
- Marsh
Utilities
- Water
- Public
- Sewer
- Public Sewer
Community & HOA
- HOA Fee
- $400 / annually
Financial & Terms
- List Price
- $1,039,000
- Price / Sq Ft
- $570
- Annual Taxes
- $7,685
- Financing Accepted
- Conventional, Fha, Va Loan, Cash
- Zoning
- Residential
Listing activity
On the market for 6 days.
Status: Active
Sep 12, 2026
New Listing
Sep 12, 2026
Came on market
Sep 12, 2026
Listed for sale
Sep 6, 2026
Source: Lowcountry Regional MLS. Price-change dates are shown without prior amounts; contact us for the complete history.
How the price compares
Recent nearby sales of similar homes
| Sold home | Sold price | $/sqft | Closed |
|---|---|---|---|
| 4 Indigo Run Drive 1320, Hilton Head Island, SC 299263 bd · 1,813 sqft | $628,000 | $346 | Aug 2026 |
| 9 Shelter Cove Lane 305, Hilton Head Island, SC 299283 bd · 1,900 sqft | $1,700,000 | $895 | Aug 2026 |
| 71 Skull Creek Drive B101, Hilton Head Island, SC 299263 bd · 1,908 sqft | $765,000 | $401 | Aug 2026 |
| 20 Bermuda Pointe Circle, Hilton Head Island, SC 299263 bd · 1,976 sqft | $650,000 | $329 | Aug 2026 |
| 8 Royal Pointe Drive, Hilton Head Island, SC 299263 bd · 1,976 sqft | $665,000 | $337 | Jul 2026 |
Recent closed sales of similar homes nearby (this list price is $1,039,000). Selected by size, beds, and recency from the MLS — a quick read, not a formal appraisal or CMA.
Get a full comparative market analysisAsk anything about this home
Honest answers from this listing's data
I answer only from this home's real data — price, flood zone, taxes, history. If I don't know something, I'll say so and connect you with an agent. (AI assistant, not a licensed agent.)
Location
16 Song Sparrow Lane, Hilton Head Island, SC 29928
Near military installations
Distances are approximate straight-line estimates from the property's coordinates, not drive times. Ask us about real commutes and PCS timing.
Getting around
Downtown Beaufort
~19.3 mi
Bluffton
~6.7 mi
Hilton Head Island
~3.7 mi
Approximate straight-line distances, not drive times — ask us about real commutes and PCS timing.
Schools
School assignments and attendance boundaries should be verified with the local district — they can change and aren't guaranteed by this listing.
This area is generally served by the Beaufort County School District. We're happy to confirm the exact assigned schools for this address — just ask.
Explore the area
Thinking about this home?
Before you schedule a showing, it helps to know what to look for. As your buyer's agent, we'll help you evaluate:
- Whether the price holds up against recent comparable sales
- Condition, age of major systems, and likely inspection issues
- Flood zone, insurance cost, and wind/hazard exposure
- Resale outlook and how the home compares in its market
- VA loan fit, financing options, and your real monthly budget
- Offer strategy, contingencies, and a realistic closing timeline
Presented by
The Faris Group
eXp Realty
Local Beaufort Lowcountry agents. We represent buyers across Beaufort, Lady's Island, Port Royal, Bluffton, and the surrounding military communities — and we'll tell you straight whether a home is right for you.
Listing courtesy of Crystal Lynn Spray, Better Homes and Gardens Real.
Listing data last updated September 12, 2026.
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.
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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.