Hilton Head Island-Bluffton-Port Royal, SC housing market
Data through September 2026 · updated 2026-11-07 · free, from Zillow, Realtor.com, the Census Bureau and other public sources
Typical home value$521,588+0.7% YoY · prices are rising
Market right nowBalanced, leaning buyersMore homes for sale than last year, 18% have cut their price
Income needed to buy, per year$113,069About 1.3× the local median income ($87,598): a stretch for a typical household
Days on market88 daysSlower than a year ago: buyers have time to negotiate
Next 12 months+0.9%Zillow expects prices to rise slightly
The typical home in Hilton Head Island-Bluffton-Port Royal, SC is worth $521,588, up 0.7% from a year ago. That is slightly above what local incomes have historically supported: fair value is about $498,990, so the area is 4.5% overvalued. It is a balanced market, leaning toward buyers: homes take about 88 days to sell, listings are up 10% from a year ago, 18% of listings have had a price cut. Zillow expects prices to rise about 0.9% over the next year. A household needs about $113,069 a year to afford the typical home here at today's 7.18% mortgage rate (20% down, payment at 30% of income); the median household earns $87,598. Typical rent is $1,971 a month, or $2,598 for a house. In the latest IRS figures, 2,942 more people moved in than out.
Home value over time
Solid: typical home value · dashed: fair value (household income × the 20-year average price-to-income ratio). Sources: FHFA, Zillow, U.S. Census Bureau.
Prices and affordability
Typical home value
$521,588
Change in 1 year
+0.7%
Overvalued %
+4.5%
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Fair home value
$498,990
Change in 5 years
+32.7%
Zillow forecast, next 12 months
+0.9%
Home value to income
6.0×
Monthly mortgage payment (20% down)
$2,827
Income needed to afford it
$113,069
Property tax rate
0.49%
Rent and investing
Typical rent
$1,971
Typical rent for houses
$2,598
Price-to-rent ratio
22.1×
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HUD Fair Market Rent, 2 bedrooms
$1,942
Gross rental yield
4.53%
Cap rate (estimate)
2.95%
Market activity
Listings vs a year ago
+10.2%
Days on market
88
Listings with a price cut
18.5%
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Homes for sale
2,401
Pending sales per 100 listings
26
Asking price per sq ft
$316
People and jobs
Median household income
$87,598
Population change (1 year)
+1.5%
Unemployment rate
2.9%
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Population
242,966
Income adjusted for cost of living
$89,386
Net moves in (IRS)
+2,942
Cost of living (US = 100)
98.0
Schools, risk and environment
School rating (1 to 10)
5.8
FEMA hazard risk score (0 to 100)
94.2
Flood risk score
88.6
Show 3 more
Wildfire risk score
88.1
Walkability (1 to 20)
6.5
Road, rail and air noise
54 dB
Questions people ask
Is Hilton Head Island-Bluffton-Port Royal, SC overvalued?
Home prices in Hilton Head Island-Bluffton-Port Royal, SC are slightly above what local incomes have historically supported: fair value is about $498,990, so the area is 4.5% overvalued.
Is Hilton Head Island-Bluffton-Port Royal, SC a buyer's or seller's market?
Hilton Head Island-Bluffton-Port Royal, SC is a balanced market, leaning toward buyers: homes take about 88 days to sell, listings are up 10% from a year ago, 18% of listings have had a price cut.
Are home prices going down in Hilton Head Island-Bluffton-Port Royal, SC?
Home values in Hilton Head Island-Bluffton-Port Royal, SC are up 0.7% over the last year. Zillow's forecast for the next 12 months is +0.9%.
How much do you need to earn to buy a home in Hilton Head Island-Bluffton-Port Royal, SC?
A household needs about $113,069 a year to afford the typical home in Hilton Head Island-Bluffton-Port Royal, SC at today's 7.18% mortgage rate (20% down, payment at 30% of income); the median household earns $87,598.