22 Purry Cir · Hardeeville, SC 29909

$315,000

1 bd · 2.0 ba · 1,445 sqft · Townhouse public records · 360 Days on market

Built 1998 3,484 sqft lot $218/sqft · 5% above area Est $299k · 5% over

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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).

• Cash flow +11.9/30.0
• ARV discount +5.1/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautiful, uрdatеd Claуtοn Villa in thе hеart of Sun City Hilton Heаd! Τhis charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

Key facts

• Screened in porch
• Versatile den
• Open layout

Tags

• UPDATED CLAYTON VILLA
• VERSATILE DEN
• SCREENED IN PORCH
• LOW MAINTENANCE LIVING
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (25.7% below list).
• Recommended offer: $234k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Hardeeville — 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 65/100 on livability (#136 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, housing B+; 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.
• Zoned schools: Okatie Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 609 students, 26% FRL); Bluffton Middle (math 40% / reading 46%, grade D-, #60 of 229 statewide, top 26%, 872 students, 45% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Beaufort 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.3%/yr); 657 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 14y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,982 (25.7% 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 360 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $298,990
• List price: $315,000
• Delta: 5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Huquenin Ct	0.19mi	2/2.0 (+1)	1,427 (-1%)	3mo	$280,000	$196	82
75 Zubler St	0.14mi	2/2.0 (+1)	1,438 (-0%)	9mo	$319,000	$222	80
68 Zubler St	0.18mi	2/2.0 (+1)	1,427 (-1%)	11mo	$320,000	$224	76
48 Purry Cir	0.12mi	2/2.0 (+1)	1,396 (-3%)	12mo	$245,000	$176	74
6 Bourquine Way	0.15mi	2/2.0 (+1)	1,531 (+6%)	7mo	$335,000	$219	72
44 Padgett Dr	0.43mi	2/2.0 (+1)	1,455 (+1%)	6mo	$290,000	$199	69
12 Padgett Ct	0.34mi	2/2.0 (+1)	1,350 (-7%)	9mo	$275,000	$204	61
16 Seaford Pl	0.12mi	2/2.0 (+1)	1,247 (-14%)	8mo	$330,000	$265	60
3 Pepper Pl	0.42mi	2/2.0 (+1)	1,559 (+8%)	5mo	$287,300	$184	58
41 Huquenin Ln	0.21mi	2/2.0 (+1)	1,246 (-14%)	6mo	$240,000	$193	57
7 Padgett Ct	0.33mi	2/2.0 (+1)	1,240 (-14%)	12mo	$230,000	$185	46
89 Padgett Dr	0.40mi	2/2.0 (+1)	1,246 (-14%)	10mo	$274,000	$220	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.50×
• Total profit: $-43,801
• Equity at exit: $46,968

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $11,214
• Equity at exit: $27,235

Cash invested: $88,200 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-79

Break-even live

Break-even rent $2,439

Max offer price $301,119

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $11	+0% $-79	+5% $-168	+10% $-257
Rent	-10% $-263	-5% $-171	+0% $-79	+5% $14	+10% $106
Rate	-1.0pp $80	-0.5pp $2	base $-79	+0.5pp $-160	+1.0pp $-243

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	0.11mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	23d	1	0.21mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	0.49mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	0.50mi
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	0.85mi

Listing history 50 events

1. 2026-06-21
   days on market $315,000 Active 360 DOM
2. 2026-06-18
   days on market $315,000 Active 357 DOM
3. 2026-06-17
   days on market $315,000 Active 356 DOM
4. 2026-06-16
   days on market $315,000 Active 355 DOM
5. 2026-06-15
   days on market $315,000 Active 354 DOM
6. 2026-06-14
   days on market $315,000 Active 352 DOM
7. 2026-06-13
   days on market $315,000 Active 351 DOM
8. 2026-06-10
   days on market $315,000 Active 349 DOM
9. 2026-06-09
   days on market $315,000 Active 348 DOM
10. 2026-06-08
    days on market $315,000 Active 347 DOM
11. 2026-06-07
    days on market $315,000 Active 346 DOM
12. 2026-06-05
    days on market $315,000 Active 343 DOM
13. 2026-06-03
    days on market $315,000 Active 342 DOM
14. 2026-06-02
    days on market $315,000 Active 341 DOM
15. 2026-06-01
    days on market $315,000 Active 340 DOM
16. 2026-05-31
    days on market $315,000 Active 339 DOM
17. 2026-04-01
    price $315,000 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

18. 2026-04-01
    price $315,000 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

19. 2026-03-06
    status Active 526-char remark

    Show marketing remark (537 chars)

    A beautiful, uрdatеd Claуtοn Villa in thе hеart of Sun City Hilton Heаd! Τhis charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

20. 2026-03-06
    status Active 537-char remark

    Show marketing remark (537 chars)

    A beautiful, uрdatеd Claуtοn Villa in thе hеart of Sun City Hilton Heаd! Τhis charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

21. 2026-02-07
    price $318,000 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

22. 2026-02-07
    price $318,000 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

23. 2025-12-16
    price $322,500 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

24. 2025-12-16
    price $322,500 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

25. 2025-11-11
    price $325,000 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

26. 2025-11-11
    price $325,000 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

27. 2025-10-18
    price $328,500 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

28. 2025-10-18
    price $328,500 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

29. 2025-08-20
    price $330,000 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

30. 2025-08-20
    price $330,000 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

31. 2025-07-29
    price $332,500 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

32. 2025-07-29
    price $332,500 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

33. 2025-07-25
    status Active 537-char remark

    Show marketing remark (537 chars)

    A beautiful, uрdatеd Claуtοn Villa in thе hеart of Sun City Hilton Heаd! Τhis charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

34. 2025-07-24
    historical 537-char remark

    Show marketing remark (537 chars)

    A beautiful, uрdatеd Claуtοn Villa in thе hеart of Sun City Hilton Heаd! Τhis charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

35. 2025-06-25
    listed $335,000 Active 537-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

36. 2025-06-25
    listed $335,000 Active 526-char remark

    Show marketing remark (526 chars)

    A beautiful, updated Clayton Villa in the heart of Sun City Hilton Head! This charming 2 bedroom, 2 bath home also features a versatile den - perfect for any office or guest space. Enjoy low maintenance living with the open layout, many updates and more plus a screened in porch for morning coffee or evening relaxation. The home also features a whole-house water filtration system and brand-new HVAC. Whether you are downsizing or seeking a peaceful retreat, 22 Purry Circle offers comfort, convenience, and timeless charm.

37. 2023-04-11
    soldstatus $340,000
38. 2023-04-06
    soldstatus $340,000 Closed
39. 2023-02-27
    status Pending
40. 2023-01-20
    status Active
41. 2023-01-16
    listed $335,000
42. 2020-03-10
    soldstatus $206,500
43. 2020-02-27
    soldstatus $206,500
44. 2020-01-06
    listed $209,000
45. 2019-09-13
    soldstatus $195,000
46. 2019-08-01
    listed $195,000
47. 2018-03-20
    listed $204,900
48. 2018-03-20
    listed $204,900
49. 2017-09-22
    listed $209,900
50. 2013-04-02
    soldstatus $142,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$69/yr (+$6/mo · 4.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,078
• − Mortgage interest: −$17,645
• − Property taxes: −$1,727
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$9,164
• Taxable loss: −$6,525
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $623/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 — Hardeeville

• Score: 65/100
• State rank: #136
• US rank: #13105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 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: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• 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

+113.9% since first listed

38 events — show timeline

• 2026-04-01 Price Changed $315,000 RSMLS
• 2026-04-01 Price Changed $315,000 LRMLS
• 2026-03-06 Relisted — LRMLS
• 2026-03-06 Relisted — RSMLS
• 2026-02-07 Price Changed $318,000 RSMLS
• 2026-02-07 Price Changed $318,000 LRMLS
• 2025-12-16 Price Changed $322,500 RSMLS
• 2025-12-16 Price Changed $322,500 LRMLS
• 2025-11-11 Price Changed $325,000 RSMLS
• 2025-11-11 Price Changed $325,000 LRMLS
• 2025-10-18 Price Changed $328,500 RSMLS
• 2025-10-18 Price Changed $328,500 LRMLS
• 2025-08-20 Price Changed $330,000 RSMLS
• 2025-08-20 Price Changed $330,000 LRMLS
• 2025-07-29 Price Changed $332,500 RSMLS
• 2025-07-29 Price Changed $332,500 LRMLS
• 2025-07-25 Relisted — RSMLS
• 2025-07-24 Delisted — RSMLS
• 2025-06-25 Listed $335,000 RSMLS
• 2025-06-25 Listed $335,000 LRMLS
• 2023-04-11 Sold (Public Records) $340,000 Public Records
• 2023-04-06 Sold (MLS) $340,000 RSMLS
• 2023-02-27 Pending — RSMLS
• 2023-01-20 Relisted — RSMLS
• 2023-01-16 Listed $335,000 RSMLS
• 2020-03-10 Sold (Public Records) $206,500 Public Records
• 2020-02-27 Sold (MLS) $206,500 RSMLS
• 2020-01-06 Listed $209,000 RSMLS
• 2019-09-13 Sold (MLS) $195,000 RSMLS
• 2019-08-01 Listed $195,000 RSMLS
• 2018-03-20 Listed $204,900 RSMLS
• 2018-03-20 Listed $204,900 LRMLS
• 2017-09-22 Listed $209,900 RSMLS
• 2013-04-02 Sold (Public Records) $142,000 Public Records
• 2013-03-25 Sold (MLS) $142,000 RSMLS
• 2012-08-29 Listed $149,000 RSMLS
• 2001-06-05 Sold (Public Records) $153,000 Public Records
• 1998-06-12 Sold (Public Records) $147,284 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,727 · -65.7% YoY. Source: county tax records.