Short answer: The US Census Bureau's American Community Survey puts the median value of owner-occupied homes in the Town of Hilton Head Island at $687,400 (2020 to 2024 five-year estimate, margin of error plus or minus $30,316), up from $483,600 in the 2015 to 2019 estimate. In 2020 to 2024, 26.5% of owner-occupied homes were valued at $1 million or more. These are owners' own estimates of what their homes would sell for, and they leave out second homes and rentals. For current asking prices, see the live listings on our homes for sale page.
Key facts
- Median value, owner-occupied homes: $687,400, plus or minus $30,316 (Census ACS 2020 to 2024 five-year estimate, Town of Hilton Head Island).
- Earlier periods: $483,600 (ACS 2015 to 2019) and $447,400 (ACS 2010 to 2014), each in its own period's dollars.
- $1 million and up: 26.5% of owner-occupied homes in 2020 to 2024, up from 10.9% in 2015 to 2019 (ACS).
- Price trend: FHFA's house price index for the Hilton Head Island-Bluffton-Port Royal metro area rose about 95% from the second quarter of 2019 to the second quarter of 2026, and about 2.7% in the last year of that span.
- Comparison medians (ACS 2020 to 2024): Bluffton $492,100; Beaufort County $455,600; South Carolina $259,000.
- Monthly owner costs (ACS 2020 to 2024): median $2,591 with a mortgage and $955 without.
- Not counted: the Census median excludes vacant homes, and 7,599 of Hilton Head's 30,112 housing units were held for seasonal or occasional use (ACS 2020 to 2024).
- Current prices: asking prices are on homes for sale.
What is the median home value on Hilton Head?
$687,400, according to the Census Bureau's latest five-year estimate for the Town of Hilton Head Island (American Community Survey 2020 to 2024). The margin of error is plus or minus $30,316, so the true figure is likely between about $657,000 and $718,000. The 2021 to 2025 estimate hasn't been released yet.
The spread matters more than the middle. Here's how owner-occupied homes were distributed by value in that survey:
| Value (ACS 2020 to 2024) | Share of owner-occupied homes |
|---|---|
| Under $200,000 | 11.0% |
| $200,000 to $299,999 | 7.9% |
| $300,000 to $499,999 | 13.1% |
| $500,000 to $999,999 | 41.5% |
| $1,000,000 or more | 26.5% |
The island has homes across that range because its housing is mixed. In the same survey, 47.3% of housing units were single-family detached homes and 19.8% were in buildings with 20 or more units, which covers many villa and condo complexes. More than half were built in the 1970s (19.1%) or 1980s (36.9%), and 8.1% were built in 2010 or later.
How fast have Hilton Head home values risen?
Quickly since 2019, and more slowly lately. Two official measures show it:
| Measure | Earlier | Later | Change |
|---|---|---|---|
| Census median, owner-occupied, Town of Hilton Head Island | $483,600 (ACS 2015 to 2019) | $687,400 (ACS 2020 to 2024) | About 42% |
| FHFA house price index, Hilton Head Island-Bluffton-Port Royal metro | 243.49 (Q2 2019) | 474.59 (Q2 2026) | About 95% |
| FHFA index, same metro, last year | 462.30 (Q2 2025) | 474.59 (Q2 2026) | About 2.7% |
The two measure different things. The Census compares two five-year averages, so each figure blends years with very different prices, and its dollars aren't adjusted to a common year. The Federal Housing Finance Agency's index tracks repeat sales and refinance appraisals of the same homes with mortgages backed by Fannie Mae or Freddie Mac. For this metro area, which covers Beaufort and Jasper counties, the index FHFA publishes is its all-transactions index, which includes refinance appraisals as well as sales. FHFA's index readings for 2025 were nearly flat from quarter to quarter, with standard errors of about 13 index points, so small changes aren't meaningful.
Neither is a Hilton Head price for a given type of home. They show direction and size of change.
Why isn't the Census median the price of a typical home for sale?
Three reasons, and all of them matter on Hilton Head:
- It's what owners think. The Census defines value as the owner's estimate of what the home would sell for. Owners can guess high or low, especially in a fast market.
- It leaves out second homes and rentals. The median covers owner-occupied homes only. In the 2020 to 2024 survey, 39.1% of the island's housing units were vacant at the time, and 7,599 units were held for seasonal, recreational or occasional use. The 2020 Census counted 9,800 seasonal units, 33.8% of all housing. Those vacation homes and rental villas are a big part of what sells here, and none are in the median.
- It's an average of five years. The 2020 to 2024 figure blends prices from 2020 with prices from 2024.
The County's assessed values aren't prices either. Beaufort County last reassessed countywide in 2023 using values as of December 31, 2022, and the 15% cap limits how fast taxable values rise between sales. A sale resets the value to market. See point-of-sale reassessment.
Where can you see current Hilton Head prices?
On the listings. Asking prices change every week, so we don't quote a "typical" price here. Our homes for sale page shows what's on the market now, by type of property. Local REALTOR associations publish monthly sales statistics too; if you use them, note the month and whether they cover the island alone or the wider area.
To compare homes fairly, look past the price to the yearly cost of owning. On Hilton Head that means property tax at 4% or 6%, flood and wind insurance, the HOA or POA dues, and any community transfer fee at closing. The property tax calculator and closing cost calculator handle the government pieces.
How does Hilton Head compare with nearby areas?
Higher, on the Census measure. Medians for owner-occupied homes in the ACS 2020 to 2024 survey:
| Area | Median value | Margin of error |
|---|---|---|
| Town of Hilton Head Island | $687,400 | +/- $30,316 |
| Town of Bluffton | $492,100 | +/- $27,672 |
| Beaufort County | $455,600 | +/- $10,790 |
| South Carolina | $259,000 | +/- $1,421 |
Bluffton's housing is much newer and mostly single-family. More than 60% of its housing units were built in 2010 or later. See Hilton Head vs Bluffton for taxes, fees and rental rules side by side.
How we help
We'll send you listings that fit your budget, pull recent sales of similar homes in the same community when you're ready to offer, and add the tax, insurance and dues so you can compare homes on yearly cost, not only price.
Questions
Why do home value websites show different numbers?
Each uses its own model and data, and most are estimates, not sales. The Census median is an owner estimate over five years; the FHFA index tracks changes in repeat sales and appraisals. Recent sales of similar homes in the same community are the best guide for a specific home.
Are villas and condos cheaper than houses on Hilton Head?
The Census doesn't publish values by home type for the Town, so there's no official answer. Compare current listings by type on our homes for sale page, and add the regime or POA dues and find out what they cover before comparing a villa with a house.
Is the County's market value on a tax bill the sale price?
No. The County's value reflects the 2023 reassessment, the 15% cap and any later sale, not today's market. A sale resets the taxable value to market value, and the Assessor reappraises the year after the sale.
Sources
- ACS 2020 to 2024 five-year estimates, selected housing characteristics (DP04), Hilton Head Island town, US Census Bureau (checked October 2026)
- ACS 2015 to 2019 five-year estimates (DP04), Hilton Head Island town, US Census Bureau (checked October 2026)
- House price index, all-transactions, metropolitan areas (quarterly), Federal Housing Finance Agency (checked October 2026)
- House price index frequently asked questions, Federal Housing Finance Agency (checked October 2026)
- ACS subject definitions (2023), US Census Bureau (checked October 2026)
- 2020 Census, vacancy status (H5), Hilton Head Island town, US Census Bureau (checked October 2026)