$392,500
$296/sq ft86 Cypress Run · Bluffton, SC 29909
3
Beds
2
Baths
1,328
Sq Ft
2003
Built
What stands out
- Neighborhood views
- Single-level living
- Garage parking
- Private pool
- Outdoor living: Patio
Highlights are generated from the property's MLS facts. See the full listing description and details below.
FEMA Zone X — minimal flood hazard. Flood insurance is not federally required (lenders may still recommend a low-cost preferred policy).
Source: FEMA National Flood Hazard Layer.
Listing description
Welcome home to this beautifully renovated Camellia model 3-bedroom, 2-bath home located in the desirable Cypress Run neighborhood of Sun City Hilton Head, one of the area's premier 55+ active lifestyle communities. This home offers the perfect blend of modern updates and relaxed Lowcountry living. The open-concept kitchen is the heart of the home, featuring quartz countertops, a large center island, stainless steel appliances, tile backsplash, and a spacious pantry-ideal for everyday living and entertaining. The k…
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 2026-07-09 — a benchmark, not your rate.
Estimated all-in monthly
$2,261/mo
This is an estimate for planning only — not a loan quote or commitment to lend. Assumes a $392,500 price, 20% down, 6.49% 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 $1,857/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
- 1,328 sq ft
- Levels
- One
- Flooring
- Carpet, Tile, Laminate
- Appliances
- Microwave, Dishwasher, Refrigerator, Disposal, Washer, Tankless Water Heater
- Heating
- Heat Pump, Central
- Cooling
- Heat Pump, Central Air
- Water Heater
- Tankless
- Interior Features
- Pantry
Exterior & Lot
- Lot Size
- 0.12 acres
- Construction
- Stucco
- Foundation
- Slab
- Roof
- Composition
- Parking
- Driveway, Garage
- Porch / Patio
- Patio
- Pool
- Community, Salt Water
- View
- Neighborhood
- Exterior Features
- Rain Gutters
Utilities
- Water
- Public
- Sewer
- Public Sewer
Community & HOA
- HOA
- Yes (fee not listed)
Financial & Terms
- List Price
- $392,500
- Price / Sq Ft
- $296
- Annual Taxes
- $1,857
- Financing Accepted
- Conventional, Cash
- Zoning
- Residential
Listing activity
On the market for 203 days.
Status: Active
Jul 1, 2026
Status Change
Jul 1, 2026
Came on market
Jul 1, 2026
Listed for sale
Dec 22, 2025
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 |
|---|---|---|---|
| 206 West Square, Bluffton, SC 299103 bd · 1,360 sqft | $295,000 | $217 | Jun 2026 |
| 75 Spring Beauty Drive, Bluffton, SC 299093 bd · 1,388 sqft | $400,000 | $288 | Jun 2026 |
| 17 W Morningside Drive, Bluffton, SC 299103 bd · 1,250 sqft | $310,775 | $249 | Jul 2026 |
| 243 Stoney Crossing, Bluffton, SC 299103 bd · 1,430 sqft | $350,000 | $245 | Jun 2026 |
| 6 Water Tupelo Lane, Bluffton, SC 299103 bd · 1,438 sqft | $385,000 | $268 | Jun 2026 |
Recent closed sales of similar homes nearby (this list price is $392,500). 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
86 Cypress Run, Bluffton, SC 29909
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
~21.2 mi
Bluffton
~8 mi
Hilton Head Island
~14.4 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
- 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 Kevin Lombard, Howard Hanna Allen Tate Lowcou.
Listing data last updated July 1, 2026.
Listing data provided by the Lowcountry Regional MLS. Information is deemed reliable but not guaranteed. All measurements are approximate.
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Listing data provided by the Lowcountry Regional MLS. Information is deemed reliable but not guaranteed. All measurements are approximate.