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City · 33,157 residents · Beaufort County, South Carolina

Bluffton , South Carolina

In Bluffton, a typical home is worth $492,100 and typical rent is $2,256 a month. Compared with all of Beaufort County, typical rent is 36% higher, typical household income is 29% higher, and the share of households that own their home is 7 points higher.

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  • Typical home value

    $492,100

    8% above the county

    90% above South Carolina

    • Bluffton
    • Beaufort
    • South Carolina

  • Typical rent

    $2,256a month

    36% above the county

    91% above South Carolina

    • Bluffton
    • Beaufort
    • South Carolina

  • Typical household income

    $111,281a year

    29% above the county

    61% above South Carolina

    • Bluffton
    • Beaufort
    • South Carolina

  • Households that own their home

    83%

    7 points above the county

    12 points above South Carolina

    • Bluffton
    • Beaufort
    • South Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$498,273
about the same as 12 months ago
Typical rent
$2,096 a month
1.4% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Bluffton is in Beaufort County. The FHA loan limit ($638,250 for a one-unit home), the fair market rents and the help on this page are those of all of Beaufort County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bluffton apart

What this place has that others do not, from public data, most unusual first.

  1. Bluffton has the highest typical rent of the 100 cities in South Carolina with more than 5,000 people: $2,256.

  2. Nearby, in Laurel Bay, the typical home value is $231,800: 53% less than in Bluffton ($492,100).

  3. Nearby, in Burton, the typical rent is $1,229: 46% less than in Bluffton ($2,256).

  4. Bluffton has the 6th highest typical home value of the 101 cities in South Carolina with more than 5,000 people ($492,100).

  5. The typical household income in Bluffton is $111,281, 29% more than in Beaufort County as a whole ($86,573).

  6. 83% of households in Bluffton own their home, against 76% in Beaufort County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bluffton

What homes there are in Bluffton, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Bluffton, 8 in 10 homes are single-family detached houses; in Beaufort County, 6.

Year built

Homes in Bluffton are newer: the typical year built is 2012; in Beaufort County, 1999.

There is more room for a big family here: 84% of homes have 3 bedrooms or more, against 68% in Beaufort County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,157 a month

Beaufort County: $2,030 a month

Without a mortgage

$668 a month

Beaufort County: $673 a month

Owners with a mortgage

74%

Beaufort County: 59%

The typical cost for an owner with a mortgage in Bluffton is $2,157 a month, more than in Beaufort County ($2,030); without one, $668.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Bluffton gained value faster than in Beaufort County: 69% against 53%.

The typical rent in Bluffton rose 29% over the same time; in Beaufort County, it rose 38%.

The typical household income in Bluffton rose 35% over that time; home values changed +69% and rent +29%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBlufftonBeaufort CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate19.4%8.3%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate2.2%2.0%3.4%
People per household 2.542.282.442.53
Drive alone 75%72%76%69%
Carpool 9%10%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 16%13%12%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

On average, a household in Bluffton has 2.54 people, more than in Beaufort County (2.28).

In Bluffton, 75% of workers drive alone to work; in Beaufort County, 72%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bluffton?

A typical home costs more than the typical income allows

We start with a typical home in Bluffton, worth $492,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Bluffton, which is $111,281 a year. For that payment to be 28% of income, a household would need to earn about $169,119 a year.

The calculator's FHA and conventional loan limits are those of all of Beaufort County.

Your numbers

Local data
$

Starts at the typical home value in Bluffton. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $17,224 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,946

at 7.18% · 30 years

Loan amount
$483,186
Total interest
$695,192
Paid off in
November 2056

Includes $8,310 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,597 a month

  • Tight

    $2,597 to $3,338 a month

  • Hard

    more than $3,338 a month

    Your payment · 43%

Compared with the typical household income in Bluffton ($111,281 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,946
Principal & interest$3,273
Property tax$250
Home insurance$205
FHA mortgage insurance (MIP)$218

You need at least $17,224 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bluffton and Beaufort County

Bluffton is in Beaufort County, South Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bluffton's own numbers

Typical home value
$492,100
Typical monthly rent
$2,256
Typical yearly household income
$111,281
Households that own their home
83%
Effective property tax rate
0.61%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Beaufort County

FHA limit, one-unit home
$638,250
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,010
Price change over 5 years (FHFA)
+74%
Homes in a high flood-risk zone
15%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Beaufort County.

Everything about Beaufort County

Buying

Buying a home in Bluffton

A typical home in Bluffton is worth $492,100: 8% above the county and 90% above South Carolina. With the typical household income in Bluffton ($111,281 a year), a typical home costs 4.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bluffton 4.4 years
  • Beaufort 5.3 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Beaufort County

According to FHFA’s house price index, home prices in Beaufort County rose 122% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Beaufort County.

Period County South Carolina U.S.
Last year (2025) +4.1% +3.6% +2.9%
5 years (2020–2025) +74% +60% +47%
10 years (2015–2025) +122% +104% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bluffton next to Beaufort County, South Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bluffton $492,100
  • Beaufort $455,600
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Bluffton $2,256
  • Beaufort $1,653
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Bluffton $111,281
  • Beaufort $86,573
  • South Carolina $69,324
  • United States $80,734
See the full table
Bluffton next to Beaufort County and South Carolina
Measure Bluffton Beaufort County South Carolina U.S.
Typical home value $492,100 $455,600 $259,000 $332,700
Typical monthly rent $2,256 $1,653 $1,180 $1,413
Typical yearly household income $111,281 $86,573 $69,324 $80,734
Households that own their home 83% 76% 72% 65%
Typical yearly property tax $2,988 $2,174 $1,251 $3,119
Effective property tax rate 0.61% 0.48% 0.48% 0.94%
Renters with high rent for their income 50% 53% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Beaufort County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bluffton

For a typical $492,100 home in Bluffton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bluffton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,946a month

    Least cash to close
    Down payment
    $17,224
    Cash to close
    $31,987
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $218

  • Conventional, 5% down $3,856a month

    Down payment
    $24,605
    Cash to close
    $39,368
    Rate
    7.18%
    Mortgage insurance
    PMI · $234

  • Conventional, 20% down, no PMI $3,122a month

    Down payment
    $98,420
    Cash to close
    $113,183
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,577a month

    Down payment
    $73,815
    Cash to close
    $88,578
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bluffton and for Beaufort County.

Property tax

Effective rate in Bluffton

0.61%of the home’s value each year

$2,988 a year for the typical owner in Bluffton.

  • Bluffton 0.61%
  • Beaufort 0.48%
  • South Carolina 0.48%

What South Carolina publishes Special 4% assessment ratio for your legal residence (South Carolina General Assembly (South Carolina Code of Laws))

Exemptions and deadlines in South Carolina

Flood risk in Beaufort County

FEMA does not publish these numbers by city: they are for all of Beaufort County.

Homes in the high-risk zone
15%
10,426
Of those, with NFIP insurance
—
County South Carolina U.S.
Homes in the high-risk zone 15% 4% 3.5%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bluffton

Typical rent in Bluffton is $2,256 a month: 36% above the county. In Bluffton, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Beaufort County, by unit size. To pay the 2-bedroom one ($2,010 a month) without spending more than 30% of your income, you would need to earn $38.65 an hour working full time.

HUD fair market rent for all of Beaufort County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,772 $34.08 $70,880
1 bedroom $1,844 $35.46 $73,760
2 bedrooms $2,010 $38.65 $80,400
3 bedrooms $2,395 $46.06 $95,800
4 bedrooms $2,880 $55.38 $115,200

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bluffton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bluffton is in ZIP code 29910.

For 2 bedrooms it is $2,470: $460 more than the fair market rent for Beaufort County ($2,010).

  • 29910 $2,470$2,940

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bluffton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Bluffton

HUD lists 7 buildings with rents for lower incomes in Bluffton. These are the largest.

  • Vista View One Apts 39 Haigler Blvd, Bluffton 29910 72 low-income homes · 3 bd: 72 · In service since 1997
  • White Oak Apts 100 Haigler Blvd, Bluffton 29910 72 low-income homes · 2 bd: 52 · 3 bd: 20 · In service since 2007
  • May River Village 5670 Patriot Ln, Bluffton 29910 68 low-income homes · 1 bd: 22 · 2 bd: 28 · 3 bd: 18 · In service since 2012 · For families
  • Simmons Cay Apts 57 Simmonsville Rd, Bluffton 29910 48 low-income homes · 3 bd: 48 · In service since 1998
  • May River Village Apartments Phase 2 M14-Sg450963 5736 Patriot Ln, Bluffton 29910 40 low-income homes · 1 bd: 12 · 2 bd: 16 · 3 bd: 12 · In service since 2015 · For families

See all 27 buildings in Beaufort County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Bluffton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Beaufort County; none says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Bluffton

1 program is for Bluffton or Beaufort County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in South Carolina: they work in Bluffton the same as in the rest of the state.

Which programs do I qualify for? All programs in South Carolina

  • County First Initiative

    For Beaufort County

    South Carolina state agency rural initiative for certain counties: an FHA, USDA or VA mortgage at a special fixed rate with forgivable down payment assistance, for first-time buyers and for people who have owned a home before. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

  • Palmetto Home Advantage

    Statewide in South Carolina

    South Carolina state agency program with forgivable down payment assistance of 0%, 3% or 4% of the loan, with no monthly payments, for any buyer in all 46 counties. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

  • SC Housing Homebuyer Program

    Statewide in South Carolina

    South Carolina state agency fixed-rate mortgage with forgivable help for the down payment, closing costs or prepaid expenses: a 0% second mortgage with no monthly payments, forgiven if you live in the home 15 years. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

Housing counselors near Bluffton

The HUD-approved agencies closest to the center of Bluffton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • CCCS of the Savannah Area, Inc.- SC Branch

    15 Sams Point Rd, Beaufort · 21 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (843) 379-2227

  • Charleston Trident Urban League, Inc.

    2133 N Hillside Dr, Charleston · 68 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 6 more
    (843) 769-8173

  • Credit.org - North Charleston, SC Branch

    5935 Rivers Ave, North Charleston · 71 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 431-8157

Every agency in Beaufort County All counseling agencies in South Carolina

Help in Spanish near Bluffton

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bluffton

In HUD’s record, no housing authority with an office in Beaufort County is named for Bluffton or Beaufort County.

One other authority has an office in Beaufort County: see the list Source: HUD

Cities

Other cities in Beaufort County

These cities are also in Beaufort County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Beaufort County Housing in South Carolina

Nearby cities

The cities closest to Bluffton, with the typical home value.

Neighboring counties

If Beaufort County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bluffton.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Bluffton

Short answers with the numbers for Bluffton and all of Beaufort County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bluffton?

The typical home value in Bluffton is $492,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Beaufort County it is $455,600.

How much does it cost to rent in Bluffton?

Typical rent in Bluffton is $2,256 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Beaufort County is $2,010.

What is the FHA loan limit in Bluffton?

Bluffton uses the FHA limit for all of Beaufort County (2026): $638,250 for a one-unit home and $1,227,400 for a four-unit home.

How much property tax do owners pay in Bluffton?

The typical homeowner in Bluffton pays $2,988 a year, according to the U.S. Census Bureau. That is 0.61% of the home’s value; in Beaufort County, the rate is 0.48%.

Where can I find free help to buy or rent in Bluffton?

There is 1 HUD-approved counseling agency with an office in Beaufort County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).