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Hilton Head Island homes for sale
Tell us what you're looking for and we'll send current listings that fit, each with its tax rate, flood zone, and community rules worked out.
Short answer: Homes for sale on Hilton Head Island fall into four groups: single-family homes, villas and condominiums (many in resort communities and near the beach), oceanfront and marsh-front property, and lots. About a third of the island's housing (33.8% in the 2020 Census) is held for seasonal or occasional use, so many listings are second homes and rentals, which changes the property tax and the rules a buyer inherits. Check the tax rate, flood zone, elevation certificate, and community fees for every listing before you offer.
What kinds of property are for sale on Hilton Head?
The Town's zoning map shows ten planned unit developments (Sea Pines, Palmetto Dunes, Shipyard, Port Royal Plantation, Hilton Head Plantation, Long Cove Club, Wexford, Palmetto Hall, Indigo Run, and Spanish Wells), each with its own association and rules, plus smaller communities and neighborhoods between them. What you can buy, and what you'll pay to own it, depends a lot on where you look.
- Single-family homes in the gated communities (Sea Pines, Palmetto Dunes, Shipyard, Port Royal, Hilton Head Plantation, Long Cove, Wexford, Palmetto Hall, Indigo Run, Windmill Harbour), in private communities such as Spanish Wells, and in neighborhoods without gates such as Forest Beach, Folly Field, and the mid-island areas. Compare them on the neighborhoods page.
- Villas and condos, usually with a regime (condominium association) fee on top of any community POA dues. Palmetto Dunes alone counts 1,241 villas among its 2,173 properties.
- Oceanfront and marsh-front property, where flood zone, the state's beachfront setback line, and wind insurance matter most. See the oceanfront setback line.
- Lots, which bring the Town's elevation rules (lowest floor at least 3 feet above base flood elevation or 13 feet above sea level, whichever is higher) and community architectural review into play before you build.
The eight things to check on any Hilton Head listing
- Will it be taxed at 4% or 6%? Your use decides, not the seller's. Run both in the property tax calculator.
- The value on the County's books. It sets the floor for the 25% exemption on a second home after a sale. See reassessment at sale.
- Flood zone. X, shaded X, AE, AO, or VE, from the FEMA map or the Town's GIS. See flood zones.
- Elevation certificate. Free from the Town's online search for anything filed since 1983. See elevation certificates.
- Insurance history. Ask the seller for a CLUE report of past claims. See CLUE reports.
- Community dues and fees at sale. The association's resale documents show them. See community transfer fees.
- Rental rules. The Town's short-term rental permit doesn't transfer to you, and some communities restrict rentals. See the rental permit.
- The seller's disclosure statement, including its flood and erosion questions. See the SC disclosure statement.
How we help
Send us the neighborhoods, budget, and timing you have in mind. We'll send current listings that match, and for the ones you like we'll pull the flood zone and elevation certificate, estimate the tax at your rate, and request the community's resale documents before you make an offer. Call (843) 986-1000 or get in touch.
Questions
How many homes are there on Hilton Head Island?
The Census Bureau's American Community Survey counts about 30,000 housing units in the Town of Hilton Head Island (2020 to 2024 estimate), of which roughly a quarter are held for seasonal or occasional use. The 2020 Census put the seasonal share at 33.8%.
Is a Hilton Head second home taxed more than a primary home?
Yes. A second home is assessed at 6% of its value and pays school operating millage, while a legal residence is assessed at 4% and doesn't. In most of the Town that's 249.0 vs 122.9 mills in 2026, so a second home typically pays two to three times as much.
Can you send me Hilton Head listings?
Yes. Tell us what you want through the contact page and we'll send matching homes as they come on the market, with the facts above for each.
Sources
- Selected housing characteristics, Hilton Head Island town, ACS 2020 to 2024, US Census Bureau
- Attorneys and Realtors, Palmetto Dunes Property Owners Association
- Build responsibly, Town of Hilton Head Island
- Millage information, Beaufort County Auditor