155 South St · Bluffton, SC 29910

$269,500

1 bd · 1.5 ba · 1,024 sqft · Townhouse public records · 141 Days on market

Built 2006 871 sqft lot $263/sqft · at area comps Est $260k · at est.

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +5.9/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

Key facts

• New white cabinets
• Remodeled kitchen
• Stainless appliances

Tags

• LVP FLOORING
• UPDATED LIGHTING
• STYLISH BATHROOM VANITIES
• REMODELED KITCHEN
• NEW WHITE CABINETS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (36.7% below list).
• Recommended offer: $170k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.2% in Bluffton — 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 68/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: River Ridge Academy (math 50% / reading 56%, grade C, #138 of 597 statewide, top 24%, 1,120 students, 21% FRL); Bluffton High (math 69% / reading 85%, grade A-, #28 of 196 statewide, top 16%, 1,350 students, 38% FRL) — zoned schools average 29% FRL vs 48% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 46% district-wide (+18 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 (+4.1%/yr); 760 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 141 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 22% 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 $170,481 (36.7% 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 141 days. Have you received any prior offers? Is the seller open to a 37% 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 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?
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: 0.63% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 13.2

CMA / ARV

• ARV (median comp): $260,260
• List price: $269,500
• Delta: 3.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 South St	0.00mi	2/1.5 (+1)	1,024 (0%)	1mo	$255,000	$249	94
143 South St	0.02mi	2/2.5 (+1)	1,056 (+3%)	6mo	$220,000	$208	80
119 South St	0.06mi	2/1.5 (+1)	1,024 (0%)	21mo	$260,000	$254	75
107 South St	0.08mi	2/2.5 (+1)	1,056 (+3%)	9mo	$260,000	$246	74
258 North Cir	0.23mi	2/2.5 (+1)	1,056 (+3%)	2mo	$260,000	$246	73
121 South St	0.06mi	2/2.5 (+1)	1,056 (+3%)	17mo	$230,000	$218	69
525 South Sq	0.16mi	2/2.5 (+1)	1,056 (+3%)	14mo	$260,000	$246	67

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-61,214
• Equity at exit: $40,183

10-year hold

• IRR: -16.2%
• Equity multiple: 0.06×
• Total profit: $-70,847
• Equity at exit: $23,301

Cash invested: $75,460 (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 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-303

Break-even live

Break-even rent $2,088

Max offer price $216,038

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-226	+0% $-303	+5% $-379	+10% $-455
Rent	-10% $-437	-5% $-370	+0% $-303	+5% $-235	+10% $-168
Rate	-1.0pp $-167	-0.5pp $-234	base $-303	+0.5pp $-372	+1.0pp $-444

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Inspiration Ave Bluffton, SC	2.0	1.0–2.0	811	$1,914	$2.36	15d	3	0.69mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	1017	$1,500	$1.47	45d	5	1.05mi
50 Pebble Beach Cv Bluffton, SC	1.0–3.0	1.0–2.0	976	$1,500	$1.54	15d	7	1.05mi

Listing history 27 events

1. 2026-05-04
   status Pending 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

2. 2026-03-27
   status Active 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

3. 2026-03-27
   price $269,500 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

4. 2026-03-26
   historical 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

5. 2026-01-21
   price $279,000 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

6. 2025-12-12
   listed $285,000 Active 785-char remark

   Show marketing remark (785 chars)

   Remodeled аnd movе-іn rеady! Idеаlly located just minutes frοm thе charm of Old Town Bluffton and many Buckwalter Parkway conveniences. This updated townhome offers stylish, low-maintenance living, including durable LVP flooring, updated lighting, and stylish bathroom vanities. The remodeled kitchen showcases crisp white cabinetry, stainless steel appliances, and beautiful quartz countertops. A bright Carolina room with custom accents is perfect for a home office or relaxing retreat. Upstairs, two spacious bedrooms feature vaulted ceilings and custom closets, along with an updated full bath and redesigned walk-in shower. Enjoy community pool access and easy living at the Townes at Buckwalter. NEW HVAC and hot water heater in 2024. Some photos contain virtual staging.

7. 2024-03-12
   soldstatus $220,000
8. 2024-02-29
   soldstatus $220,000 Closed 707-char remark

   Show marketing remark (707 chars)

   Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

9. 2024-02-29
   soldstatus $220,000 Closed

   Show marketing remark (707 chars)

   Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

10. 2024-01-14
    historical Under Contract - Right of First Refusal 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

11. 2024-01-06
    price $235,000 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

12. 2024-01-05
    price $235,000
13. 2023-11-27
    price $245,000 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

14. 2023-11-26
    price $245,000
15. 2023-11-17
    price $254,000
16. 2023-10-17
    price $255,000 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

17. 2023-10-17
    price $255,000

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

18. 2023-09-28
    price $263,500 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

19. 2023-09-28
    price $263,500

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

20. 2023-08-31
    listed $264,900 Active 707-char remark

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

21. 2023-08-31
    listed $264,900 Active

    Show marketing remark (707 chars)

    Centrally located townhome in Bluffton! This 2 Bedroom 1.5 Bath home is ready for new owners! Enjoy brand new Stainless steel Kitchen appliances installed 8/23/23!! New Roof 2022. Move right in & relax in your private screened porch w/ wooded views. Quiet subdivision w/ 2 assigned parking spots minutes away from shopping, restaurants, HHI, Savannah, & Beaufort. Community amenities include swimming pool, lots of trails for biking or walking. Currently Zoned for River Ridge Academy & May River High. Maintenance free HOA includes exterior maintenance, lawn/landscaping, insurance, water/sewer, exterior pest control & trash collection! Seller has paid recent Insurance assessment in full!

22. 2021-04-08
    listed $179,500
23. 2021-04-08
    listed $179,500
24. 2019-08-13
    soldstatus $143,000
25. 2018-10-05
    listed $142,500
26. 2013-07-25
    soldstatus $69,900
27. 2013-02-13
    listed $69,900

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$50/yr (+$4/mo · 3.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,458
• − Mortgage interest: −$15,096
• − Property taxes: −$1,486
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$7,840
• Taxable loss: −$8,585
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-1,571/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 — Bluffton

• Score: 68/100
• State rank: #76
• US rank: #8936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluffton, SC
• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 53,019
• Household income: $98,912
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1146.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -72.80%
• Current HPI: 245.8086
• Rent YoY: ▲ 4.06%
• 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

+285.6% since first listed

27 events — show timeline

• 2026-05-04 Pending — RSMLS
• 2026-03-27 Relisted — RSMLS
• 2026-03-27 Price Changed $269,500 RSMLS
• 2026-03-26 Delisted — RSMLS
• 2026-01-21 Price Changed $279,000 RSMLS
• 2025-12-12 Listed $285,000 RSMLS
• 2024-03-12 Sold (Public Records) $220,000 Public Records
• 2024-02-29 Sold (MLS) $220,000 RSMLS
• 2024-02-29 Sold (MLS) $220,000 LRMLS
• 2024-01-14 Contingent — LRMLS
• 2024-01-06 Price Changed $235,000 LRMLS
• 2024-01-05 Price Changed $235,000 RSMLS
• 2023-11-27 Price Changed $245,000 LRMLS
• 2023-11-26 Price Changed $245,000 RSMLS
• 2023-11-17 Price Changed $254,000 RSMLS
• 2023-10-17 Price Changed $255,000 LRMLS
• 2023-10-17 Price Changed $255,000 RSMLS
• 2023-09-28 Price Changed $263,500 LRMLS
• 2023-09-28 Price Changed $263,500 RSMLS
• 2023-08-31 Listed $264,900 RSMLS
• 2023-08-31 Listed $264,900 LRMLS
• 2021-04-08 Listed $179,500 RSMLS
• 2021-04-08 Listed $179,500 LRMLS
• 2019-08-13 Sold (MLS) $143,000 RSMLS
• 2018-10-05 Listed $142,500 RSMLS
• 2013-07-25 Sold (MLS) $69,900 RSMLS
• 2013-02-13 Listed $69,900 RSMLS

Property tax history

+2.4%/yr

Latest (2025): $1,486 · +81.0% YoY. Source: county tax records.