20 Stoney Ct · Hardeeville, SC 29909

$375,000

2 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 80 Days on market

Built 1999 8,712 sqft lot $242/sqft · 7% below area Est $401k · 7% 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 +10.5/15.0
• Cash flow +10.3/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome tο 20 Stοneу Cοurt in Sun Citу Ηilton Head, one of Bluffton'ѕ mοst sought-after 55+ active adult communities. Situated on a desirable corner lot in a quiet cul-de-sac, this charming 2-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and the Lowcountry lifestyle that makes Sun City so popular with retirees and active adults relocating to Bluffton, SC. Inside, you'll find a bright and inviting layout designed for easy one-level living, with spacious living areas, abundant natural light, and a functional floor plan perfect for everyday living. Living in Sun City means access to some of the best amenities in the Bluffton area. Residents enjoy multiple championship golf courses, resort-style pools, fitness centers, tennis and pickleball courts, walking and biking trails, and a vibrant calendar of clubs, social events, and activities. Whether you love golf, fitness, arts and crafts, or simply meeting neighbors, Sun City offers an unmatched active adult lifestyle. Located just minutes from Old Town Bluffton, Hilton Head Island, shopping, dining, medical facilities, and the beautiful South Carolina coast, this home provides the perfect balance of peaceful community living with convenient access to everything the Lowcountry has to offer. If you've been searching for a low-maintenance home in a premier Bluffton 55+ community, 20 Stoney Court is an excellent opportunity to enjoy the Sun City Hilton Head lifestyle.

Key facts

• Resort-style pools
• Quiet cul-de-sac
• One-level living

Tags

• CORNER LOT
• QUIET CUL-DE-SAC
• ONE-LEVEL LIVING
• CHAMPIONSHIP GOLF COURSES
• RESORT-STYLE POOLS
• FITNESS CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (31.0% below list).
• Recommended offer: $259k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 $3k of loan paydown is wiped out by about $11k 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 80 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $252k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,652 (31.0% 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 80 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $401,337
• List price: $375,000
• Delta: -6.56%
• 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
4 Norton Ct	0.16mi	2/2.0	1,549 (+0%)	3mo	$340,000	$219	90
7 Sanders Ct	0.05mi	2/2.0	1,651 (+7%)	3mo	$365,000	$221	84
27 Stoney Ct	0.06mi	2/2.0	1,703 (+10%)	5mo	$460,000	$270	77
19 Bailey Ln	0.16mi	2/2.0	1,416 (-8%)	3mo	$399,000	$282	76
105 Colonel Dunovant Ct	0.31mi	2/2.0	1,669 (+8%)	2mo	$417,000	$250	71
106 Hunley Ct	0.44mi	2/2.0	1,464 (-5%)	5mo	$318,000	$217	66
143 Colonel Thomas Heyward Rd	0.35mi	2/2.0	1,703 (+10%)	4mo	$340,000	$200	64
120 Hampton Cir	0.73mi	2/2.0	1,566 (+1%)	2mo	$396,000	$253	62
25 Hamilton Dr	0.31mi	2/2.0	1,736 (+12%)	5mo	$420,000	$242	61
141 Auditorium Rd	0.68mi	3/2.0 (+1)	1,459 (-6%)	1mo	$389,000	$267	53
15 Seburn Dr	0.57mi	2/2.0	1,343 (-13%)	1mo	$365,000	$272	50
107 General Hardee Way	0.60mi	2/2.0	1,378 (-11%)	5mo	$346,719	$252	50

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: -15.5%
• Equity multiple: 0.43×
• Total profit: $-60,345
• Equity at exit: $55,914

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-7,870
• Equity at exit: $32,423

Cash invested: $105,000 (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 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 657
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-205

Break-even live

Break-even rent $2,846

Max offer price $338,730

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-99	+0% $-205	+5% $-311	+10% $-418
Rent	-10% $-410	-5% $-307	+0% $-205	+5% $-103	+10% $-1
Rate	-1.0pp $-16	-0.5pp $-110	base $-205	+0.5pp $-302	+1.0pp $-401

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fickling Ct Bluffton, SC	2.0	2.0	1742	$2,800	$1.61	45d	1	0.33mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	0.84mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	45d	1	0.96mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	22d	1	1.00mi
309 Hampton Pl Bluffton, SC	2.0	2.0	1633	$3,200	$1.96	15d	1	1.04mi
10 Chicory Ct Okatie, SC	2.0	2.0	2141	$3,600	$1.68	15d	1	1.06mi
110 University Pkwy Okatie, SC	2.0	2.5	1252	$1,900	$1.52	15d	1	1.13mi
149 Lazy Daisy Dr Bluffton, SC	2.0	2.0	1240	$2,500	$2.02	22d	1	1.16mi
521 Eastwater Ln Okatie, SC	2.0	2.5	1252	$2,250	$1.80	15d	1	1.21mi
103 Sandlapper Dr Hardeeville, SC	1.0–3.0	1.0–2.5	901	$2,115	$2.35	15d	1	1.27mi
321 Donegal Dr Hardeeville, SC	1.0–3.0	1.0–2.0	1120	$1,684	$1.50	15d	46	1.27mi
82 Ardmore Garden Dr Hardeeville, SC	3.0	2.0	1531	$2,225	$1.45	15d	1	1.28mi
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	45d	1	1.32mi
193 University Pkwy Okatie, SC	3.0	2.0	1257	$2,350	$1.87	15d	1	1.34mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	15d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $375,000 Active 80 DOM
2. 2026-06-18
   days on market $375,000 Active 77 DOM
3. 2026-06-17
   days on market $375,000 Active 76 DOM
4. 2026-06-16
   days on market $375,000 Active 75 DOM
5. 2026-06-15
   days on market $375,000 Active 74 DOM
6. 2026-06-14
   days on market $375,000 Active 72 DOM
7. 2026-06-13
   days on market $375,000 Active 71 DOM
8. 2026-06-10
   days on market $375,000 Active 69 DOM
9. 2026-06-09
   days on market $375,000 Active 68 DOM
10. 2026-06-08
    days on market $375,000 Active 67 DOM
11. 2026-06-07
    days on market $375,000 Active 66 DOM
12. 2026-06-05
    days on market $375,000 Active 63 DOM
13. 2026-06-03
    days on market $375,000 Active 62 DOM
14. 2026-06-02
    days on market $375,000 Active 61 DOM
15. 2026-06-01
    days on market $375,000 Active 60 DOM
16. 2026-05-31
    days on market $375,000 Active 59 DOM
17. 2026-05-06
    price $375,000 1488-char remark

    Show marketing remark (1488 chars)

    Welcome tο 20 Stοneу Cοurt in Sun Citу Ηilton Head, one of Bluffton'ѕ mοst sought-after 55+ active adult communities. Situated on a desirable corner lot in a quiet cul-de-sac, this charming 2-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and the Lowcountry lifestyle that makes Sun City so popular with retirees and active adults relocating to Bluffton, SC. Inside, you'll find a bright and inviting layout designed for easy one-level living, with spacious living areas, abundant natural light, and a functional floor plan perfect for everyday living. Living in Sun City means access to some of the best amenities in the Bluffton area. Residents enjoy multiple championship golf courses, resort-style pools, fitness centers, tennis and pickleball courts, walking and biking trails, and a vibrant calendar of clubs, social events, and activities. Whether you love golf, fitness, arts and crafts, or simply meeting neighbors, Sun City offers an unmatched active adult lifestyle. Located just minutes from Old Town Bluffton, Hilton Head Island, shopping, dining, medical facilities, and the beautiful South Carolina coast, this home provides the perfect balance of peaceful community living with convenient access to everything the Lowcountry has to offer. If you've been searching for a low-maintenance home in a premier Bluffton 55+ community, 20 Stoney Court is an excellent opportunity to enjoy the Sun City Hilton Head lifestyle.

18. 2026-03-28
    listed $385,950 Active 1488-char remark

    Show marketing remark (1488 chars)

    Welcome tο 20 Stοneу Cοurt in Sun Citу Ηilton Head, one of Bluffton'ѕ mοst sought-after 55+ active adult communities. Situated on a desirable corner lot in a quiet cul-de-sac, this charming 2-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and the Lowcountry lifestyle that makes Sun City so popular with retirees and active adults relocating to Bluffton, SC. Inside, you'll find a bright and inviting layout designed for easy one-level living, with spacious living areas, abundant natural light, and a functional floor plan perfect for everyday living. Living in Sun City means access to some of the best amenities in the Bluffton area. Residents enjoy multiple championship golf courses, resort-style pools, fitness centers, tennis and pickleball courts, walking and biking trails, and a vibrant calendar of clubs, social events, and activities. Whether you love golf, fitness, arts and crafts, or simply meeting neighbors, Sun City offers an unmatched active adult lifestyle. Located just minutes from Old Town Bluffton, Hilton Head Island, shopping, dining, medical facilities, and the beautiful South Carolina coast, this home provides the perfect balance of peaceful community living with convenient access to everything the Lowcountry has to offer. If you've been searching for a low-maintenance home in a premier Bluffton 55+ community, 20 Stoney Court is an excellent opportunity to enjoy the Sun City Hilton Head lifestyle.

19. 2019-11-27
    soldstatus $252,000
20. 2019-11-22
    soldstatus $252,000 704-char remark

    Show marketing remark (704 chars)

    Fabulous Hancock! (1,542 sq. ft) This Del Webb home features a paver drive & walk that welcomes you to come sit on the covered front porch. Open floor plan has a flex space for large dining or a den. Plantation shutters & bay window in the master & large windows in the eat in kitchen makes this home light & bright. Split floor plan with guest bedroom & bath on separate wing. Double sinks in master bath, high counters in both. HWH 2019, Roof 2013, HVAC 2010. New garage door & opener. Newer stove & refrigerator. Beautiful corner lot on cul-de-sac street. Excellent location, minutes to the walking trail & 5 minutes from tennis, golf & main gate.

21. 2019-10-17
    listed $249,900 704-char remark

    Show marketing remark (704 chars)

    Fabulous Hancock! (1,542 sq. ft) This Del Webb home features a paver drive & walk that welcomes you to come sit on the covered front porch. Open floor plan has a flex space for large dining or a den. Plantation shutters & bay window in the master & large windows in the eat in kitchen makes this home light & bright. Split floor plan with guest bedroom & bath on separate wing. Double sinks in master bath, high counters in both. HWH 2019, Roof 2013, HVAC 2010. New garage door & opener. Newer stove & refrigerator. Beautiful corner lot on cul-de-sac street. Excellent location, minutes to the walking trail & 5 minutes from tennis, golf & main gate.

22. 2010-04-14
    soldstatus $171,000
23. 2010-04-09
    soldstatus $171,000
24. 2009-03-19
    listed $179,000
25. 2000-04-26
    soldstatus $188,462
26. 2000-02-09
    listed $188,500

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $2,138 · $178/mo
• Expected delta: +$627/yr (+$52/mo · 41.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 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: $31,038
• − Mortgage interest: −$21,006
• − Property taxes: −$1,511
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − Depreciation: −$10,909
• Taxable loss: −$9,228
• Est. tax savings @ 24.0%: +$2,215
• After-tax cash flow: $-249/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

+98.9% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $375,000 RSMLS
• 2026-03-28 Listed $385,950 RSMLS
• 2019-11-27 Sold (Public Records) $252,000 Public Records
• 2019-11-22 Sold (MLS) $252,000 RSMLS
• 2019-10-17 Listed $249,900 RSMLS
• 2010-04-14 Sold (Public Records) $171,000 Public Records
• 2010-04-09 Sold (MLS) $171,000 RSMLS
• 2009-03-19 Listed $179,000 RSMLS
• 2000-04-26 Sold (MLS) $188,462 RSMLS
• 2000-02-09 Listed $188,500 RSMLS

Property tax history

+5.9%/yr

Latest (2025): $1,511 · -0.1% YoY. Source: county tax records.