Base Guide
Homes for sale near MCAS Beaufort
MCAS Beaufort's main gate is at the Visitor's Center, 859 Geiger Blvd. Without traffic, Burton is 4 to 7 minutes away, downtown Beaufort 9 to 10, Lady's Island 10 to 20 and Port Royal 14 to 16. Realtor.com put Burton's September 2026 median sold price at $353,999. 2026 BAH for an E-5 with dependents is $2,403.
$209,900
$679,900
$410,000
$699,000
$549,000
$319,900
$499,000
$1,150,000
$412,500
$489,900
$509,000
$580,000
Hamza Faris, Marine veteran408 team sales on ZillowHow far is MCAS Beaufort from where you'd live?
Swipe the table sideways to see every column.
| From | Distance | Drive time (estimate, no traffic) |
|---|---|---|
| Burton, off Broad River Blvd (OSM node 153971393) | 2.7 mi | 4–5 min |
| Center of Burton (Census CDP) | 4.2 mi | 7 min |
| Shell Point, Parris Island Gateway | 6.5 mi | 9–10 min |
| Downtown Beaufort (Waterfront Park) | 6.0 mi | 9–10 min |
| Lady's Island, Sea Island Pkwy at Sams Point Rd | 7.6 mi | 10–13 min |
| Lady's Island, north side | 10.7 mi | 17–20 min |
| Port Royal (Town Hall) | 10.1 mi | 14–16 min |
| Bluffton (Town Hall) | 28.8 mi | ~37 min |
Destination: the Visitor's Center by the main gate, 859 Geiger Blvd (Building 2077).
Routes run Oct 10, 2026 with two open-source routing engines on OpenStreetMap data: OSRM (router.project-osrm.org, driving profile) and Valhalla (valhalla1.openstreetmap.de, auto costing). Times are free-flow estimates. They do not include traffic, school-zone slowdowns, bridge openings or the wait at the gate. Where the engines differ, we show the range. Map data © OpenStreetMap contributors. Destinations: MCAS Beaufort is the Visitor's Center by the main gate, 859 Geiger Blvd, Building 2077 (Military OneSource check-in page, read Oct 10, 2026), routed to OSM way 155257876 (32.459942, -80.721064). MCRD Parris Island is the depot's front gate on the approach road off SC-802, routed to OSM node 3499832875 (32.3605805, -80.7122621), the point on Malecon Drive where the public road ends and depot property begins. MCRD's visitor page gives directions to the front gate but no street address for it. Military OneSource lists the installation address as 521 Blvd de France, Building 283, which is inside the gate, so we did not route there.
Burton covers a big area. A home out toward the Broad River will be farther than the first row. Put in your actual address before you decide.
The Lady's Island route crosses the Woods Memorial drawbridge. On weekdays from 9:30 a.m. to 3:30 p.m. it can open on the half hour (33 CFR 117.911(e)), which these estimates don't include.
What do homes near MCAS Beaufort cost?
Burton
85 active homes · half listed $320,000–$499,000 · median $392,000.
Active residential list prices, Lowcountry Regional MLS, updated Oct 11, 2026, 2:21 PM ET.
Median closed price $407,500 across 174 residential sales (1+ bedroom), close dates Apr 11, 2026–Oct 11, 2026. Source: Lowcountry Regional MLS.
Lady's Island
150 active homes · half listed $479,900–$1,014,500 · median $647,971.
Active residential list prices, Lowcountry Regional MLS, updated Oct 11, 2026, 2:21 PM ET.
Median closed price $507,000 across 227 residential sales (1+ bedroom), close dates Apr 11, 2026–Oct 11, 2026. Source: Lowcountry Regional MLS.
Shell Point
26 active homes · half listed $387,244–$409,900 · median $392,910.
Active residential list prices, Lowcountry Regional MLS, updated Oct 11, 2026, 2:21 PM ET.
Median closed price $384,141 across 13 residential sales (1+ bedroom), close dates Apr 11, 2026–Oct 11, 2026. Source: Lowcountry Regional MLS.
| Area | Median sold price | Source |
|---|---|---|
| Burton | $353,999 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
| Lady's Island | $490,000 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
| Shell Point | $371,800 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
| Beaufort | $465,692 (3 mo. ending Aug 2026) | Redfin, read Oct 6, 2026, via our blog |
| Port Royal | $409,729 (3 mo. ending Aug 2026) | Redfin, read Oct 6, 2026, via our blog |
For the full side-by-side, see sold prices by neighborhood near MCAS Beaufort. The sources measure different boundaries and periods, so compare within a column, not across sources.
Which school zones cover homes near MCAS Beaufort?
- Burton: Robert Smalls International Academy, Broad River Elementary or Joseph S. Shanklin Elementary. Robert Smalls IA for middle, Battery Creek High.
- Shell Point: Broad River Elementary, Robert Smalls IA, Battery Creek High.
- Lady's Island (ZIP 29907): Lady's Island Elementary or Coosa Elementary, Lady's Island Middle, Beaufort High.
BCSD's elementary map also shows a separate "On Bases" zone. If you're headed for on-base housing, ask the Military Housing Office which schools serve your assigned neighborhood. School zones follow the address, not the neighborhood name. Check your exact address with BCSD's attendance-zone map or call the district office at (843) 322-2300 before you buy.
How do I check flood risk on a house near the air station?
Flood zones change from lot to lot around Beaufort, so check the parcel.
- 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.
Getting on MCAS Beaufort: gate, Visitor Center, check-in
- Main gate and Visitor Center. The MCAS Beaufort Visitor's Center is in Building 2077, next to the main gate (PMO directory). The address is 859 Geiger Blvd, Beaufort, SC 29904, phone (843) 228-7750 (Visitor Control Center; Military OneSource).
- Visitor Center hours. The Visitor Control Center page lists 6:30 a.m.–3:30 p.m., Monday–Friday, closed weekends and federal holidays, with the last DBIDS appointment at 3:00 p.m. (VCC). The PMO directory lists 0630–1200 and 1300–1530 on weekdays (PMO). The two official pages don't match, so call ahead.
- Commercial vehicles. The Commercial Vehicle Inspection lot is open 6:00 a.m.–5:00 p.m., Monday–Friday (VCC). Larger commercial vehicles must clear the CVI lot first. When it's closed, they're processed at the gate (Base Access).
- Visitors without a DoD ID. Pre-enroll in DBIDS, then bring a REAL ID (or two approved IDs), a completed SECNAV 5512 and your sponsor's name to the Visitor Center (Base Access).
- Checking in on orders. Have your orders endorsed by your command, then go to the Installation Personnel Administration Center, Building 807. After hours or on weekends, check in with the Air Station Officer of the Day, Building 601. E-1 to E-6, WO-1 and O-1 to O-2 must attend the Welcome Aboard Brief (Military OneSource).
- Gate hours: We don't list them. The official pages we checked give Visitor Center hours, not gate hours. Ask PMO at (843) 228-7750.
Laurel Bay and on-base housing
On-base housing at MCAS Beaufort is privatized. The Marine Corps partners with Hunt Military Communities at Tri-Command, which houses families and eligible personnel assigned to MCAS Beaufort, MCRD Parris Island and Naval Hospital Beaufort (Military OneSource). You apply through the Military Housing Office first, then complete Hunt's application to get on the waitlist. The MHO is in Building 1140 on Geiger Blvd: (843) 228-6000, beaufort_housing@usmc.mil, open Mon/Tue/Thu/Fri 7:30 a.m.–4 p.m. and Wed 7:30 a.m.–2 p.m. (Military OneSource). That page says most categories are available for immediate occupancy, but it isn't dated, so ask the MHO about current wait times.
Areas commonly compared by MCAS Beaufort buyers
These are the areas buyers commonly compare. Estimated drive times to the main gate, without traffic, are in the table above.
Port Royal
Buyers compare Port Royal for the waterfront boardwalk along Battery Creek.
Beaufort
Historic downtown with restaurants, shops, and waterfront parks. Buyers compare Beaufort for that setting and for a mix of older and newer homes.
Lady's Island
Buyers compare Lady's Island for larger lots and marsh-view properties. From Lady's Island, the drive goes through Beaufort before you continue toward the station.
Burton
Buyers compare Burton for newer construction and retail along Robert Smalls Parkway.
Shell Point
Shell Point: 6.5–7.4 mi to the MCAS gate, 2.3–3.2 mi to Parris Island. Realtor.com Sept 2026 median sold $371,800.
2026 BAH Rates Beaufort SC (Parris Island / MCAS, MHA SC258)
Swipe the table sideways to see every column.
| Pay grade | With dependents | Without dependents |
|---|---|---|
| E-4 | $2,319 | $1,875 |
| E-5 | $2,403 | $2,103 |
| E-6 | $2,811 | $2,235 |
| E-7 | $2,835 | $2,319 |
| E-8 | $2,844 | $2,490 |
| W-2 | $2,841 | $2,487 |
| O-1 | $2,457 | $2,232 |
| O-2 | $2,808 | $2,379 |
| O-3 | $2,856 | $2,661 |
| O-4 | $3,192 | $2,817 |
Monthly 2026 BAH, Beaufort/Parris Island military housing area (MHA SC258), effective Jan 1, 2026. MCAS Beaufort (29904), Parris Island (29905) and Naval Hospital Beaufort (29902) are all in this MHA, so the rates are the same at all three. Source: DoD 2026 BAH rates, Beaufort/Parris Island area (SC258). Your finance office confirms what you're actually paid.
Rates vary by rank, dependents and duty ZIP. Confirm your own rate in the official DTMO BAH calculator.
MCAS Beaufort buyer FAQ
Where is the MCAS Beaufort main gate?
Next to the Visitor's Center, Building 2077, at 859 Geiger Blvd, Beaufort, SC 29904, per the MCAS Beaufort Provost Marshal's Office and the Visitor Control Center page.
How long is the drive to MCAS Beaufort from Burton, downtown, Lady's Island or Port Royal?
Without traffic, Burton is 4–7 minutes, downtown Beaufort 9–10 minutes (6.0 mi), Lady's Island 10–20 minutes (7.6–10.7 mi), Port Royal 14–16 minutes (10.1 mi) and Bluffton about 37 minutes (28.8 mi). These are OSRM and Valhalla estimates run Oct 10, 2026. Time your own route at your commute hour.
Which neighborhoods are closest to MCAS Beaufort?
By drive time, Burton is closest at 4–7 minutes to the main gate. Shell Point and downtown Beaufort are about 9–12 minutes, and Lady's Island is 10–20 minutes depending on where on the island you start. These are routing estimates without traffic, run Oct 10, 2026.
What do homes near MCAS Beaufort cost?
Realtor.com's September 2026 median sold prices were $353,999 in Burton, $371,800 in Shell Point and $490,000 on Lady's Island. Redfin's median sale price for the three months ending August 2026 was $465,692 in Beaufort and $409,729 in Port Royal. The live listings on this page show current asking prices.
What is BAH at MCAS Beaufort in 2026?
MCAS Beaufort (ZIP 29904) is in the Beaufort/Parris Island housing area, MHA SC258. In 2026, an E-5 with dependents gets $2,403 a month, an E-6 $2,811, an E-7 $2,835 and an O-3 $2,856. Without dependents, an E-5 gets $2,103. Source: DoD 2026 BAH rates, Beaufort/Parris Island area (SC258). Rates vary by rank, dependents and duty ZIP. Confirm your own rate in the official DTMO BAH calculator.
Which schools serve homes near MCAS Beaufort?
It depends on the address. BCSD's zone maps put most of Burton in the Robert Smalls International Academy, Broad River or Joseph S. Shanklin elementary zones and Battery Creek High. Lady's Island is zoned to Lady's Island Elementary or Coosa Elementary and Beaufort High. Confirm with BCSD at (843) 322-2300.
How do I check whether a house near MCAS Beaufort is in a flood zone?
Search the address on FEMA's Flood Map Service Center, check the parcel on Beaufort County's public GIS map, and ask the seller or the county for an elevation certificate. Questions go to the county floodplain manager at (843) 255-2065.
Is there jet noise near MCAS Beaufort, and how do I check an address?
It's an active air station, so yes, in some areas. Beaufort County adopted the MCAS Airport Overlay District in 2004, based on F-18 noise. The county says it is proposing new boundaries for the F-35B mission. Look up any address on the county's AICUZ map before you make an offer.
How do I get Laurel Bay or other on-base housing?
Apply with the Military Housing Office first, then complete Hunt Military Communities' application to join the waitlist. The MHO is in Building 1140 on Geiger Blvd, (843) 228-6000, beaufort_housing@usmc.mil, per Military OneSource.
Can I use a VA loan while I'm on active duty?
Yes, once you've served at least 90 continuous days, per VA.gov. VA purchase loans don't require private mortgage insurance. With no down payment, the first-use funding fee is 2.15%. Service members receiving VA disability compensation, and active-duty Purple Heart recipients, don't pay it. Local steps: VA loans in Beaufort, SC.
PCS orders to MCAS Beaufort?
Let's get you set up before you arrive. We'll find the right home, coordinate with your VA lender, and have keys waiting.