Base Guide
Homes for sale near Parris Island
Parris Island has one road on and off, and it ends at the depot's front gate off SC-802 (MCRD Parris Island). Without traffic, Port Royal is about 7 minutes away, Burton and Lady's Island 9–11, and downtown Beaufort 13–15. A 2026 E-6 with dependents draws $2,811 in BAH (Source: DoD 2026 BAH rates, Beaufort/Parris Island area (SC258)), which covers our example $325,000 VA purchase at about $2,600 a month.
Hamza Faris, Marine veteran408 team sales on Zillow6 Active Listings
Homes for sale near Parris Island
$999,000
$499,000
$412,500
$1,025,000
$509,000
$580,000
How long is the commute to Parris Island?
Swipe the table sideways to see every column.
| From | Distance | Drive time (estimate, no traffic) |
|---|---|---|
| Port Royal (Town Hall) | 3.8 mi | ~7 min |
| Burton (US-21 at Broad River Blvd) | 6.2 mi | 9–10 min |
| Lady's Island (Sea Island Pkwy at Sams Point Rd) | 6.7 mi | 10–11 min |
| Downtown Beaufort (Bay St) | 8.6 mi | 13–15 min |
| Bluffton (Town Hall, Old Town) | 26.6 mi | ~36 min |
Destination: the depot approach road at the front gate.
How we got these numbers: Distances and drive times are routing estimates, not measured drives. We ran each trip on Oct 5, 2026 through two public OpenStreetMap routing engines: the OSRM public API and Valhalla (FOSSGIS). The time shown is the range between the two engines, rounded to the nearest minute. Neither engine includes live or rush-hour traffic, so add time for your commute hour. Start points: downtown Beaufort = Bay St at West St; Lady's Island = Sea Island Pkwy at Sams Point Rd; Port Royal = Town Hall, 700 Paris Ave; Burton = US-21 (Parris Island Gateway) at Broad River Blvd; Bluffton = Town Hall, 20 Bridge St. Map data © OpenStreetMap contributors.
Everyone uses the same road, so anything that blocks it blocks everyone (MCRD Parris Island). The depot also warns that getting through the gate on a Family Day Thursday or graduation Friday can take up to 45 minutes (same page). That's a visitor delay, but you'll want to know about it if your shift starts then.
Getting on Parris Island: the road, the gate, ID
All facts in this section come from the depot's official visitor page, MCRD Parris Island: Coming to Parris Island.
- The route. From the north, take US-21 south toward Beaufort and turn right onto SC-280 shortly after you pass MCAS Beaufort. After about 6 miles, SC-280 becomes SC-802. The Parris Island off-ramp is on the right and takes you to the front gate. From the south, the depot's directions use SC-170 and then SC-802.
- One road. "There is only one road on and off Parris Island."
- DoD ID holders. Active duty, retirees, reservists and dependents with DoD ID cards don't need to take any extra steps for access.
- Visitors. Bring a REAL ID or two approved IDs, plus vehicle registration and proof of insurance (or the rental agreement if it's a rental car). Visitors who need a DBIDS credential pre-enroll online, then go to the Provost Marshal's Office. The Pass & ID Office is at PMO, Building 455.
- Commercial vehicles. They go through the Commercial Vehicle Inspection lot. When the lot is closed, they're processed at the gate.
- Questions: Provost Marshal's Office, (843) 228-3444 / 2995.
- Gate hours: We don't list them. The depot's official visitor page doesn't publish them. Ask PMO.
2026 BAH Rates Beaufort SC (Parris Island / MCAS, MHA SC258)
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| 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.
Should you buy or rent on a Parris Island tour? A worked example
This is an example, not a quote. The price is a round number we picked to show the math. It's not a local median or a listing.
Assumptions
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| Input | Value | Source |
|---|---|---|
| Example price | $325,000 | Illustrative input (not market data) |
| Down payment | $0 (VA) | VA.gov purchase loan |
| VA funding fee | 2.15% (first use, under 5% down), rolled into the loan: loan = $331,988 | VA.gov funding fee |
| Interest rate | 7.28%, 30-year fixed (Freddie Mac national average, week of Oct 1, 2026). VA quotes vary by lender | Freddie Mac PMMS |
| Mortgage insurance | None on VA loans | VA.gov purchase loan |
| Property tax | 4% legal-residence assessment × 167.8 mills (Town of Port Royal district #110, tax year 2026) = $2,181/yr. Active-duty members whose permanent duty station is in SC can qualify for the 4% rate even if they're domiciled elsewhere. Orders filed with the assessor prove the duty station, and you still have to own, live in and apply for the home | Beaufort County Auditor millage card, TY2026; S.C. Code §12-43-220(c) |
| Homeowners insurance | $1,753/yr (South Carolina average HO-3 premium, 2023 data). Get a real quote; flood insurance is extra | NAIC Homeowners Report, Table 4 |
| HOA | $0 assumed | Assumption |
Monthly cost of the example home
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| Item | Monthly |
|---|---|
| Principal + interest | $2,272 |
| Property tax | $182 |
| Homeowners insurance | $146 |
| Total | ≈ $2,599 |
Against 2026 BAH (with dependents). Source: DoD 2026 BAH rates, Beaufort/Parris Island area (SC258)
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| Grade | BAH | BAH minus payment |
|---|---|---|
| E-5 | $2,403 | about $196 short |
| E-6 | $2,811 | about $212 left over |
| E-7 | $2,835 | about $236 left over |
| O-3 | $2,856 | about $257 left over |
What a 3-year tour does to the loan: after 36 payments, about $10,300 of principal is paid off. But the funding fee was rolled into the loan, so you'd still owe about $321,700 on a $325,000 house. That's before any change in value and before the cost of selling. On a short tour, the case for buying usually rests on two things: renting the home out after you PCS, or the home gaining value. Run your own numbers with our VA calculator.
If you keep the house and rent it out, South Carolina lets an active-duty owner who already has the 4% rate keep it after PCS orders of a year or more, even with rental income, as long as you stay on active duty (S.C. Code §12-43-220(c)(2)(v)(B)).
Other districts: the same home in the City of Beaufort district would use 169.7 mills, Burton 168.8, Lady's Island 138.5, Town of Bluffton 157.9 (4% rate, TY2026, County Auditor). The tax line is an estimate before credits. Your bill depends on the assessor's value.
On-base family housing for Parris Island
Family housing for Parris Island personnel runs through the same privatized Tri-Command program as MCAS Beaufort and Naval Hospital Beaufort: Hunt Military Communities, in partnership with the Marine Corps (Military OneSource). Start with the Military Housing Office: (843) 228-6000, beaufort_housing@usmc.mil.
Areas commonly compared by Parris Island buyers
These are the areas buyers commonly compare. Estimated drive times to the front gate, without traffic, are in the table above.
Port Royal
Buyers compare Port Royal for the waterfront along Battery Creek and for a drive that stays on the way to the depot.
Beaufort
Historic downtown with restaurants, shops, and waterfront parks. Buyers compare Beaufort for that setting and a wider range of homes.
Lady's Island
Buyers compare Lady's Island for larger lots and marsh views. The drive goes through Beaufort before you continue toward the depot.
Burton
Buyers compare Burton for newer construction and retail along Robert Smalls Parkway.
Parris Island buyer FAQ
How long is the commute to Parris Island?
Without traffic, Port Royal is about 7 minutes (3.8 mi), Burton 9–10 (6.2 mi), Lady's Island 10–11 (6.7 mi), downtown Beaufort 13–15 (8.6 mi) and Bluffton about 36 (26.6 mi). These are routing estimates from OSRM and Valhalla, run Oct 5, 2026 (OSRM, Valhalla). Time it at your actual shift hour.
Is there more than one way onto Parris Island?
No. The depot says there is only one road on and off Parris Island. It's reached from SC-802, and the off-ramp leads to the front gate (MCRD Parris Island).
What is BAH at Parris Island in 2026?
Parris Island (ZIP 29905) is in the Beaufort/Parris Island housing area, MHA SC258. With dependents, an E-5 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.
Is it worth buying on a Parris Island tour?
It depends on your grade and your plan after the tour. In our example, a $325,000 home with a 0%-down VA loan at 7.28% costs about $2,599 a month with taxes and insurance. That's under 2026 E-6 BAH ($2,811) and over E-5 ($2,403). After three years you'd owe about $321,700, so buying pays off mainly if you rent it out or the home gains value. Sources: Freddie Mac PMMS, VA.gov, Source: DoD 2026 BAH rates, Beaufort/Parris Island area (SC258), Beaufort County Auditor, NAIC.
If I PCS and rent my house out, do I lose South Carolina's 4% property tax rate?
Not if you're already getting it. An active-duty owner with the 4% rate who gets PCS or TDY orders of at least one year keeps it while on active duty, regardless of rental income. The exception is if you or your household claim the 4% rate on another South Carolina home (S.C. Code §12-43-220(c)(2)(v)(B)).
Can I get on-base housing at Parris Island?
Housing for Parris Island personnel is part of the privatized Tri-Command program run with Hunt Military Communities. Apply with the Military Housing Office first, then complete Hunt's application to join the waitlist. Call (843) 228-6000 (Military OneSource).
Orders to Parris Island?
Whether it's your first tour or a return trip, we'll help you find the right home and make the numbers work with your VA benefit.