$6,000,000
$932/sq ft99 Inverness Drive · Bluffton, SC 29910
5
Beds
5.5
Baths
6,441
Sq Ft
2023
Built
What stands out
- Waterfront — Marsh
- Pool views
- Single-level living
- Garage parking
- Fireplace
- Private pool
- Outdoor living: Screened Porch, Front Porch, Rear Porch
- 1.06-acre lot
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
Rare opportunity in Colleton River, Bluffton's premier gated golf and waterfront community, set among three exceptional courses: an 18-hole Pete Dye, an 18-hole Jack Nicklaus regarded as one of the finest layouts in the game, and a 6-hole Bruce Borland executive Par 3 ideal for shorter rounds and newer players. And golf is a choice, not a requirement - Colleton River offers a Lifestyle Membership for non-golfers with full access to the clubhouse, dining, fitness center, tennis, pickleball, pool, walking and biking…
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 2026-10-08 — a benchmark, not your rate.
Estimated all-in monthly (with flood)
$37,549–$37,784/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 $6,000,000 price, 20% down, 7.4% 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 $12,733/yr — that reflects the present owner's assessment, which may differ from yours. Confirm every figure with a licensed lender.
Facts & features
Interior
- Bedrooms
- 5
- Full Baths
- 5
- Half Baths
- 1
- Living Area
- 6,441 sq ft
- Levels
- One and One Half
- Flooring
- Tile, Wood
- Appliances
- Gas Range, Microwave, Dishwasher, Refrigerator, Disposal, Dryer, Washer, Wine Cooler, Tankless Water Heater
- Heating
- Heat Pump, Zoned
- Cooling
- Heat Pump, Central Air
- Fireplace
- 1
- Water Heater
- Tankless
- Interior Features
- Ceiling Fan(s), Cathedral Ceiling(s), Entrance Foyer, Pantry, Walk-In Closet(s), Master Downstairs
Exterior & Lot
- Lot Size
- 1.06 acres
- Construction
- Brick, Stucco, Composite Siding
- Foundation
- Elevated
- Roof
- Composition, Metal
- Parking
- Driveway, Garage, Golf Cart Garage, Oversized
- Porch / Patio
- Screened Porch, Front Porch, Rear Porch
- Pool
- Community, Private
- View
- Pool
- Waterfront
- Marsh
- Exterior Features
- Outdoor Grill, Rain Gutters, Hot Tub, Hurricane Shutters
Utilities
- Water
- Public
- Sewer
- Public Sewer
Community & HOA
- HOA
- Yes (fee not listed)
Financial & Terms
- List Price
- $6,000,000
- Price / Sq Ft
- $932
- Annual Taxes
- $12,733
- Financing Accepted
- Conventional, Cash
- Zoning
- Residential
Listing activity
On the market for 75 days.
Status: Active
Oct 9, 2026
New Listing
Oct 9, 2026
Came on market
Oct 9, 2026
Listed for sale
Jul 28, 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 |
|---|---|---|---|
| 307 Waterfowl Road, Bluffton, SC 299105 bd · 5,580 sqft | $5,300,000 | $950 | Aug 2026 |
| 20 Driftwood Court W, Bluffton, SC 299105 bd · 4,699 sqft | $1,375,000 | $293 | Sep 2026 |
| 6 Victory Point Circle, Bluffton, SC 299104 bd · 5,346 sqft | $1,105,000 | $207 | Nov 2025 |
| 51 Rose Hill Drive, Bluffton, SC 299104 bd · 5,008 sqft | $1,390,000 | $278 | Jul 2026 |
| 14 Ghost Pony Road, Bluffton, SC 299104 bd · 4,710 sqft | $1,575,000 | $334 | Mar 2026 |
Recent closed sales of similar homes nearby (this list price is $6,000,000). Selected by size, beds, and recency from the MLS — a quick read, not a formal appraisal or CMA.
Get a full comparative market analysisQuestions about this home?
Ask a local agent — we'll get back to you with real answers, usually same day.
Location
99 Inverness Drive, Bluffton, SC 29910
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
~10.8 mi
Bluffton
~6.6 mi
Hilton Head Island
~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
- 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 Sara Huiss, Charter One Realty.
Listing data last updated October 9, 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.