Base Guide
Homes for sale near Parris Island
Parris Island has one road on and off, ending at the depot's front gate off SC-802. Without traffic, Shell Point is 4 to 7 minutes from the gate, Port Royal 7 to 8, Burton 10 to 12 and Lady's Island 10 to 19. Realtor.com put Shell Point's September 2026 median sold price at $371,800. 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 $2,627 a month.
$598,000
$499,900
$329,000
$734,900
$399,000
$322,500
$370,000
$389,000
$865,000
$269,000
$834,900
$995,000
Hamza Faris, Marine veteran408 team sales on ZillowHow long is the commute to Parris Island?
Swipe the table sideways to see every column.
| From | Distance | Drive time (estimate, no traffic) |
|---|---|---|
| Shell Point, Parris Island Gateway (OSM node 154375087) | 2.3 mi | 4–5 min |
| Center of Shell Point (Census CDP) | 3.2 mi | 6–7 min |
| Port Royal (Town Hall) | 3.9 mi | 7–8 min |
| Burton, off Broad River Blvd | 6.3 mi | 10–11 min |
| Center of Burton (Census CDP) | 6.3–6.9 mi | 11–12 min |
| Lady's Island, Sea Island Pkwy at Sams Point Rd | 6.8 mi | 10–12 min |
| Lady's Island, north side | 10.0 mi | 17–19 min |
| Downtown Beaufort (Waterfront Park) | 7.5–8.7 mi | 13–16 min |
| Bluffton (Town Hall) | 26.7 mi | ~36–37 min |
Destination: the depot's front gate on the approach road off SC-802, where the public road ends (OSM node 3499832875). MCRD's visitor page gives directions to the front gate, not a street address. Military OneSource's installation address, 521 Blvd de France, Building 283, is inside the gate.
Routes run Oct 10, 2026 with two open-source routing engines on OpenStreetMap data: OSRM (project-osrm.org, driving profile) and Valhalla (valhalla.github.io/valhalla, 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.
The Lady's Island route uses the McTeer Bridge and Ribaut Road, so the Woods Memorial drawbridge doesn't affect it.
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.
What do homes near Parris Island cost?
Shell Point
29 active homes · half listed $379,900–$407,942 · median $389,900.
Active residential list prices, Lowcountry Regional MLS, updated Oct 27, 2026, 3:27 PM ET.
Median closed price $384,141 across 13 residential sales (1+ bedroom), close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
Port Royal
77 active homes · half listed $372,900–$569,000 · median $409,500.
Active residential list prices, Lowcountry Regional MLS, updated Oct 27, 2026, 3:27 PM ET.
Median closed price $409,927 across 62 residential sales (1+ bedroom), close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
Burton
80 active homes · half listed $320,000–$499,900 · median $396,000.
Active residential list prices, Lowcountry Regional MLS, updated Oct 27, 2026, 3:27 PM ET.
Median closed price $402,500 across 176 residential sales (1+ bedroom), close dates Apr 27, 2026–Oct 27, 2026. Source: Lowcountry Regional MLS.
| Area | Median sold price | Source |
|---|---|---|
| Shell Point | $371,800 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
| Burton | $353,999 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
| Port Royal | $409,729 (3 mo. ending Aug 2026) | Redfin, read Oct 6, 2026, via our blog |
| Port Royal | $366,809 typical value (Aug 31, 2026) | Zillow ZHVI, read Oct 6, 2026, via the same post |
| Lady's Island | $490,000 (Sept 2026) | Realtor.com, read Oct 10, 2026 |
The buy-vs-rent example below uses a $325,000 round number to show the math. It's not a median. The real medians are above.
Which school zones cover homes near Parris Island?
- Shell Point: Broad River Elementary, Robert Smalls International Academy, Battery Creek High.
- Burton: Robert Smalls IA, Broad River Elementary or Joseph S. Shanklin Elementary; Robert Smalls IA for middle; Battery Creek High.
- Lady's Island (ZIP 29907): Lady's Island Elementary or Coosa Elementary, Lady's Island Middle, Beaufort High.
Port Royal's zones weren't computed for this page, so they aren't listed. 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 Parris Island?
Land near the depot is low and tidal in places, and FEMA zones change from lot to lot. 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.
Unincorporated addresses (most of Shell Point and Burton) use Beaufort County's Class 5 (25% discount). Town of Port Royal addresses use Class 9 (5%). City of Beaufort addresses use Class 6 (20%) (FEMA CIS data dated Aug 13, 2026, via our flood guide).
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 | 7.40%, 30-year fixed (Freddie Mac national average, week of October 8, 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 | $2,299 |
| Property tax | $182 |
| Homeowners insurance | $146 |
| Total | ≈ $2,627 |
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 $224 short |
| E-6 | $2,811 | about $184 left over |
| E-7 | $2,835 | about $208 left over |
| O-3 | $2,856 | about $229 left over |
What a 3-year tour does to the loan: after 36 payments, about $10,100 of principal is paid off. But the funding fee was rolled into the loan, so you'd still owe about $321,900 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.
Shell Point
Shell Point: 2.3–3.2 mi to the front gate (4–7 min, no traffic). Realtor.com Sept 2026 median sold $371,800.
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, Shell Point is 4–7 minutes (2.3–3.2 mi), Port Royal 7–8 (3.9 mi), Burton 10–12 (6.3–6.9 mi), Lady's Island 10–19 (6.8–10.0 mi), downtown Beaufort 13–16 (7.5–8.7 mi) and Bluffton about 36 (26.7 mi). These are OSRM and Valhalla routing estimates to the front gate, run Oct 10, 2026. Time it at your actual shift hour.
Where is the Parris Island front gate?
At the end of the depot's approach road off SC-802. The depot's directions say the Parris Island off-ramp from SC-802 takes you to the front gate. MCRD doesn't publish a street address for the gate. The installation address Military OneSource lists, 521 Blvd de France, Building 283, is inside the gate.
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.
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 7.40% costs about $2,627 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 $321,900, 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. Local steps: VA loans in Beaufort, SC.
Which neighborhoods are closest to Parris Island?
By drive time to the front gate, Shell Point is closest at 4–7 minutes, then Port Royal at 7–8 minutes. Burton and the Sams Point Road end of Lady's Island are 10–12 minutes. These are routing estimates without traffic, run Oct 10, 2026.
What do homes near Parris Island cost?
Realtor.com's September 2026 median sold prices were $371,800 in Shell Point and $353,999 in Burton. Redfin's median sale price in Port Royal for the three months ending August 2026 was $409,729. The live listings on this page show current asking prices.
Which schools serve homes near Parris Island?
It depends on the address. BCSD's zone maps put Shell Point in the Broad River Elementary, Robert Smalls International Academy and Battery Creek High zones, and most of Burton in Battery Creek High's zone. Confirm your exact address with BCSD at (843) 322-2300.
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.