663 William Hilton Pkwy #3110 · Hilton Head Island, SC 29928

$275,000

2 bd · 2.0 ba · 831 sqft · Condo public records · 689 Days on market

Built 1982 $331/sqft · 8% below area Est $299k · 8% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.1/15.0
• Cash flow +8.1/30.0
• Appreciation +6.6/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

Key facts

• Community pool
• Built 1982
• Listed 689 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 3.0% in Hilton Head Island — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#157 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 838 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 36% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 689 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago; this cycle's ask has dropped $94k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $229k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 689 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 7.9

CMA / ARV

• ARV (median comp): $298,895
• List price: $275,000
• Delta: -7.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.26×
• Total profit: $19,985
• Equity at exit: $126,876

10-year hold

• IRR: 7.8%
• Equity multiple: 2.21×
• Total profit: $93,288
• Equity at exit: $198,076

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$115
• HOA est. from 27 same-building comps: −$658
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-272

Break-even live

Break-even rent $3,245

Max offer price $227,021

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 William Hilton Pkwy Unit 1468397P Hilton Head Island, SC	2.0	2.0	828	$2,632	$3.18	20d	1	0.13mi
663 William Hilton Pkwy #2121 Hilton Head Island, SC	2.0	2.0	900	$2,200	$2.44	43d	1	0.13mi
3 Burkes Beach Rd Unit B Hilton Head Island, SC	2.0	2.0	1100	$2,500	$2.27	13d	1	0.59mi
96 Mathews Dr #87 Hilton Head Island, SC	2.0	2.0	1000	$2,500	$2.50	43d	1	1.40mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0–2.5	1000	$2,500	$2.50	20d	2	1.45mi
96 Mathews Dr Hilton Head Island, SC	2.0	2.0	1012	$2,400	$2.37	13d	2	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $275,000 Active 689 DOM
2. 2026-06-17
   days on market $275,000 Active 688 DOM
3. 2026-06-16
   days on market $275,000 Active 687 DOM
4. 2026-06-15
   days on market $275,000 Active 686 DOM
5. 2026-06-14
   days on market $275,000 Active 684 DOM
6. 2026-06-13
   days on market $275,000 Active 683 DOM
7. 2026-06-10
   days on market $275,000 Active 681 DOM
8. 2026-06-09
   days on market $275,000 Active 680 DOM
9. 2026-06-08
   days on market $275,000 Active 679 DOM
10. 2026-06-07
    days on market $275,000 Active 678 DOM
11. 2026-06-05
    days on market $275,000 Active 675 DOM
12. 2026-06-03
    days on market $275,000 Active 674 DOM
13. 2026-06-02
    days on market $275,000 Active 673 DOM
14. 2026-06-01
    days on market $275,000 Active 672 DOM
15. 2026-05-31
    days on market $275,000 Active 671 DOM
16. 2026-05-14
    price $277,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

17. 2026-05-14
    price $277,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

18. 2026-05-07
    price $279,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

19. 2026-05-07
    price $279,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

20. 2026-04-30
    price $281,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

21. 2026-04-30
    price $281,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

22. 2026-04-23
    price $283,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

23. 2026-04-23
    price $283,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

24. 2026-04-16
    price $285,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

25. 2026-04-16
    price $285,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

26. 2026-04-09
    price $287,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

27. 2026-04-09
    price $287,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

28. 2026-03-23
    status Active 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

29. 2026-03-23
    status Active 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

30. 2026-02-11
    historical Active Under Contract 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

31. 2026-02-11
    status Pending 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

32. 2026-02-05
    price $289,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

33. 2026-02-05
    price $289,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

34. 2026-01-22
    price $294,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

35. 2026-01-22
    price $294,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

36. 2026-01-08
    price $299,000 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

37. 2026-01-08
    price $299,000 667-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

38. 2026-01-08
    status Active 667-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

39. 2026-01-08
    status Active 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

40. 2025-12-04
    status Active 667-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

41. 2025-12-04
    status Active 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

42. 2025-10-17
    price $320,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

43. 2025-10-17
    price $320,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

44. 2025-08-08
    price $330,000 693-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

45. 2025-08-08
    price $330,000 667-char remark

    Show marketing remark (667 chars)

    Amazing! This 2BR/2BA unit was completely remodeled in 2023 w/ new cabinets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

46. 2025-07-25
    price $335,000 667-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

47. 2025-07-25
    price $335,000 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

48. 2025-01-02
    price $369,000 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

49. 2024-07-22
    price $374,000 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

50. 2024-06-10
    status Active 693-char remark

    Show marketing remark (693 chars)

    Amazing! Thіs 2ΒR/2BΑ unіt was cοmрletely remodeled in 2023 w/ new cаbіnets, appliances, counters, scraped ceilings, painted walls, LVP floors, & beautiful bathrooms. Lightly rented, it holds great potential as a rental property. On the first floor of highly desired Building 3, it offers direct access to indoor pool, nearby boardwalk to the beach, & seasonal shuttle service. The resort features elevators, 2 outdoor & 1 indoor pool, hot tub, fitness center, sauna, indoor running track, tennis courts, laundry facilities, gated security, & Coco's on the Beach. This unit sleeps 6 & is sold fully furnished, w/ a few exempt items listed in docs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $4,190 · $349/mo
• Projected year-2 tax: $4,190 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,820
• − Mortgage interest: −$15,404
• − Property taxes: −$4,190
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$7,896
• − Depreciation: −$8,000
• Taxable loss: −$7,617
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-1,431/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Hilton Head Island

• Score: 64/100
• State rank: #157
• US rank: #14648

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilton Head Island, SC
• County: Beaufort County · 163,770 people
• City population: 40,243
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 15,785
• Household income: $97,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 216.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 2% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.21%
• Current HPI: 243.4136
• Rent YoY: ▲ 3.23%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+246.7% since first listed

54 events — show timeline

• 2026-05-14 Price Changed $277,000 RSMLS
• 2026-05-14 Price Changed $277,000 LRMLS
• 2026-05-07 Price Changed $279,000 RSMLS
• 2026-05-07 Price Changed $279,000 LRMLS
• 2026-04-30 Price Changed $281,000 RSMLS
• 2026-04-30 Price Changed $281,000 LRMLS
• 2026-04-23 Price Changed $283,000 RSMLS
• 2026-04-23 Price Changed $283,000 LRMLS
• 2026-04-16 Price Changed $285,000 RSMLS
• 2026-04-16 Price Changed $285,000 LRMLS
• 2026-04-09 Price Changed $287,000 RSMLS
• 2026-04-09 Price Changed $287,000 LRMLS
• 2026-03-23 Relisted — RSMLS
• 2026-03-23 Relisted — LRMLS
• 2026-02-11 Contingent — RSMLS
• 2026-02-11 Pending — LRMLS
• 2026-02-05 Price Changed $289,000 RSMLS
• 2026-02-05 Price Changed $289,000 LRMLS
• 2026-01-22 Price Changed $294,000 RSMLS
• 2026-01-22 Price Changed $294,000 LRMLS
• 2026-01-08 Price Changed $299,000 RSMLS
• 2026-01-08 Price Changed $299,000 LRMLS
• 2026-01-08 Relisted — LRMLS
• 2026-01-08 Relisted — RSMLS
• 2025-12-04 Relisted — LRMLS
• 2025-12-04 Relisted — RSMLS
• 2025-10-17 Price Changed $320,000 RSMLS
• 2025-10-17 Price Changed $320,000 LRMLS
• 2025-08-08 Price Changed $330,000 RSMLS
• 2025-08-08 Price Changed $330,000 LRMLS
• 2025-07-25 Price Changed $335,000 LRMLS
• 2025-07-25 Price Changed $335,000 RSMLS
• 2025-01-02 Price Changed $369,000 RSMLS
• 2024-07-22 Price Changed $374,000 RSMLS
• 2024-06-10 Relisted — RSMLS
• 2024-05-31 Listed $369,000 LRMLS
• 2024-05-31 Listed $395,000 RSMLS
• 2021-06-25 Sold (Public Records) $229,000 Public Records
• 2021-06-23 Sold (MLS) $229,000 RSMLS
• 2021-03-01 Listed $229,000 RSMLS
• 2019-03-22 Sold (Public Records) $108,000 Public Records
• 2019-03-21 Sold (MLS) $108,000 RSMLS
• 2019-01-15 Listed $115,900 RSMLS
• 2005-11-22 Sold (MLS) $151,000 RSMLS
• 2005-11-14 Sold (Public Records) $151,000 Public Records
• 2005-05-10 Listed $169,900 RSMLS
• 2005-02-18 Sold (Public Records) $72,500 Public Records
• 2004-09-22 Sold (Public Records) $50,500 Public Records
• 2004-09-15 Sold (MLS) $50,500 RSMLS
• 2003-12-03 Listed $49,999 RSMLS
• 2002-04-30 Sold (Public Records) $38,500 Public Records
• 1997-12-17 Sold (Public Records) $31,000 Public Records
• 1996-09-30 Sold (Public Records) $24,500 Public Records
• 1983-05-01 Sold (Public Records) $79,900 Public Records

Property tax history

+15.6%/yr

Latest (2025): $4,190 · +1.4% YoY. Source: county tax records.