Living in Bluffton, SC: Neighborhoods and Moving Guide
Living in Bluffton, SC: the town on the mainland side of the Hilton Head bridges, with gated golf and river communities, newer neighborhoods along US 278 and Bluffton Parkway, and the Old Town village on the May River.
Bluffton, SC Neighborhoods
Bluffton is a collection of neighborhoods more than one town center. The Town grew from about one square mile around Old Town to over 50 square miles after it annexed Palmetto Bluff and the big Buckwalter and Jones tracts in 1998 and 2000, and most of what you see today was built since. Which neighborhood is best depends on what you want from it, so we group them by what they offer. Each card opens that community’s guide, with its homes for sale.
Gated Golf, River and Lake Communities
The gated communities are where the clubs are: golf, a river or lake, a clubhouse, and a gate. Membership, dues and design rules differ from one to the next, and several have a club you join on top of the home.
Every community in Bluffton, SC in one guide: golf clubs, 55+ communities, newer neighborhoods and Old Town, with today’s homes for sale in each.
Palmetto Bluff, SC: where it is in Bluffton, the Wilson and Moreland villages, what visitors can do, Montage, weddings, the club and the Conservancy.
Berkeley Hall in Bluffton, SC: a private, gated golf community on the Okatie River, with two Fazio courses, River Park, a spa and homes.
Belfair SC guide: the gated Bluffton golf community on the Avenue of the Oaks, two Tom Fazio courses, and homes for sale with a club membership in each.
Colleton River Club, once Colleton River Plantation, is a gated Bluffton golf and waterfront community. See the golf, dock, courts, dining and dues.
Hampton Lake in Bluffton, SC: the 227-acre lake, boathouse, pools and trails, plus the homes and how living in this gated community works.
Hampton Hall in Bluffton, SC: a private, gated club community of about 1,100 acres with a Pete Dye golf course, and Hampton Lake next door.
Oldfield is a private, member-owned community on the Okatie River near Bluffton, with a Greg Norman course, equestrian center, outfitters and weddings.
Rose Hill in Bluffton, SC: a gated community of about 950 home sites around a public golf course, with the historic Plantation House, tennis and trails.
Callawassie Island, SC: an 880-acre gated island in Okatie with a 27-hole Tom Fazio course, marsh on every side, docks and 1815 sugar mill ruins.
Bluffton Neighborhoods Without a Club
The newer neighborhoods along US 278, Bluffton Parkway and Buckwalter Parkway have a pool, parks and trails, and sit close to the shops and schools. Old Town Bluffton is the older village, with cottages, galleries and the May River. Compare the fee each community charges and what it covers.
Old Town Bluffton, SC: Calhoun Street, the Heyward House, galleries, the Church of the Cross, the May River dock and restaurants, all within a short walk.
New Riverside in Bluffton, SC: Heritage, The Lakes, Del Webb's 55+ Haven, New Riverside Village and The Landings, with every home for sale in one place.
Gated Lawton Station homes in Bluffton, SC: the pool, clubhouse and fitness center, today's listings, what to ask about dues and the drive to Old Town.
The Farm at Buckwalter in Bluffton, SC: townhomes and houses for sale, the pool and clubhouse, what to ask about dues and the short drive to Old Town.
Westbury Park in Bluffton, SC: Charleston-style houses and The Estate at Westbury condos, the amenities and every home for sale.
Cypress Ridge in Bluffton, SC: Mill Creek houses and townhomes for sale, the pools, lazy river and fitness center, and the drive to Old Town.
Pinecrest in Bluffton, SC: Centex homes in The Crossings, The Woodlands and The Gables, the pool and tennis, homes for sale and the closed golf club.
Baynard Park, a small gated Bluffton, SC community with a zero-entry pool, courts and a clubhouse. Every home for sale. Not the Sea Pines park.
Shell Hall, a gated Bluffton, SC community around a clubhouse with a zero-entry pool and tennis courts, with every home for sale.
Malind Bluff, a gated waterfront community of newer homes near Bluffton, SC, with a pool, pickleball and a day dock. Every home for sale.
Plantation Point, a gated Bluffton, SC condo community beside Belfair Towne Village: two pools, a clubhouse and every condo for sale.
Crescent Pointe in Bluffton: The Crescent, the gated golf community around a public Arnold Palmer course, with optional golf and homes for sale.
Woodbridge and the gated Reserve at Woodbridge in Bluffton's Buckwalter area: condos, villas and houses for sale, amenities and drive times.
Heritage Lakes in Bluffton, SC 29910: single-family homes for sale, golf-cart and boat-storage questions to ask, and what to know before you buy.
University Park in Bluffton, SC 29909, near USCB: houses and townhomes for sale, pool and fitness amenities, and questions to ask about dues.
River Oaks by Dream Finders Homes, Okatie 29909 addresses and Bluffton schools: newer single-family homes for sale, plans and what to ask.
Palmetto Pointe and Palmetto Pointe Townes near New Riverside Village in Bluffton: townhomes and houses for sale, poolhouse, trails and drive times.
Seagrass Station in Bluffton, SC 29910: townhomes and single-family homes for sale, pool and cabana amenities, and drive times to Old Town and Savannah.
Sawmill Forest in Bluffton, SC 29910: established single-family homes for sale with a pool, clubhouse and RV and boat storage, plus what to ask.
Island West in Bluffton, SC: a gated golf community with a clubhouse, pool and courts, plus the homes for sale there today.
Southern Oaks in Bluffton, SC: houses and townhomes near New Riverside with a pool, playground and trails, plus homes for sale today.
Alston Park in Bluffton, SC: Village Park Homes single-family homes at New Riverside with a clubhouse and pool, plus homes for sale today.
Tabby Roads in Old Town Bluffton, SC: custom Lowcountry homes a quarter mile from the Promenade, plus the homes for sale there today.
Verdier View in Bluffton, SC: established 1990s single-family homes on larger lots with no HOA in listings, plus homes for sale today.
BridgePointe in Bluffton, SC: about 118 elevator condos on Bluffton Parkway with a clubhouse and pool, plus the condos for sale today.
A guide to Okatie, SC: the 29909 zip code, its two counties, Sun City and the island clubs, Okatie restaurants, and things to do near Bluffton.
Hardeeville, SC, the city between Bluffton and Savannah: things to do, restaurants, zip codes, and communities like Latitude Margaritaville and Sun City.
55+ Communities in Bluffton
Sun City Hilton Head is Del Webb’s 55-and-over community near Bluffton, and Four Seasons at Carolina Oaks is a gated 55-plus neighborhood in western Bluffton. Each has its own age rule, so read it before you buy.
Sun City Hilton Head is Del Webb's 55+ community near Bluffton, SC: homes, fees, the age rule, resident-only golf, clubs, dining and how the gates work.
Gated 55+ homes by K. Hovnanian in Bluffton: the Palmetto Club, pool and courts, today's listings, dues to ask about and the drive to the island.
Latitude Margaritaville Hilton Head, Minto's 55+ community in Hardeeville, SC: the sales center, homes and fees, the town center and Lake Latitude Club.
Assisted living Bluffton SC: four communities with memory care or assisted living, their addresses and phone numbers, and how to compare and tour.
Moving to Bluffton, SC
Bluffton uses two ZIP codes, 29910 and 29909, shared with Okatie, so check which your address falls under. Water and sewer come from the Beaufort-Jasper Water and Sewer Authority, electricity from Palmetto Electric, and internet from Sparklight; our Bluffton utilities guide has the contact details. Then come the errands: the DMV, the post office and the library.
Bluffton is in Beaufort County, South Carolina. Part of what you pay and part of what you can build depends on whether your home is inside the Town of Bluffton or in the unincorporated county, so ask which when you buy.
Bluffton vs Beaufort, SC side by side: size, feel, homes, beaches and the drives to Savannah, to help you choose between the two Lowcountry towns.
Bluffton, SC has two zip codes: 29910 for Old Town and most of town, 29909 for the western communities. See which one your community uses.
Bluffton, SC utilities: the Sparklight Bluffton store, Palmetto Electric and Dominion Energy, and BJWSA water and sewer, with offices and phone numbers.
Bluffton DMV at 15 Sheridan Park Circle: hours (Wednesday opens 9:30), phone and the documents to bring for a South Carolina REAL ID.
Bluffton post office at 25 Thurmond Way: Monday to Friday and Saturday-morning hours, lobby and package services, and the Palmetto Bluff office.
Bluffton Branch Library at 120 Palmetto Way: hours, free county library cards, study rooms, Wi-Fi and the children's playroom.
Town of Bluffton Town Hall at 20 Bridge Street: hours, phone, permits, business licenses and how WM trash collection works.
Schools and Doctors
Public schools here are part of the Beaufort County School District, and Bluffton also has private and church schools; our schools in Bluffton guide lists them with their grades. For care close to home, see the doctors and urgent care pages. A school’s zone follows the address, not the neighborhood’s name, so confirm it with the district before you buy.
Bluffton schools: the ten Beaufort County public schools from elementary to high school, plus Cross Schools, St. Gregory and May River Montessori.
Doctors in Bluffton, SC: Optim Orthopedics, Palmetto Medical Group primary care and May River Dermatology, plus urgent care and the ER for today.
Urgent care in Bluffton, SC: three walk-in clinics, two 24-hour emergency rooms, and which hospitals are open, with hours and phone numbers.
Bluffton Health Department, the SC Department of Public Health clinic at 4819 Bluffton Parkway: hours, phone, WIC and how to book.
Shopping, Groceries and Dining
Everyday shopping is easy. The grocery stores include Publix, Kroger, Food Lion, Aldi, Walmart and Sam’s Club, and the outlets and shops along US 278 cover the rest. Old Town has the oyster house, the distillery and the Southern kitchens that people drive over from the island for.
Every grocery store in Bluffton, SC: Publix, Kroger, Walmart, Sam's Club, Food Lion, Aldi and local markets, with addresses, hours and a first-shop guide.
Where to shop in Bluffton, SC: Old Town boutiques and gift shops, the two outlet centres on US 278, jewelers, thrift stores and the supermarkets.
Bluffton restaurants by meal, food and area: Old Town, brunch, coffee, seafood, BBQ, sushi, bars and breweries, with photos and ratings on every card.
Things to do in Bluffton, SC: May River dolphin and kayak trips, Old Town's history and galleries, parks, bowling and mini golf, golf and festivals.
Bluffton golf courses: every public course and private club in the Bluffton, SC area, with access, designer and contact details for each.
Getting to the Island and Savannah
Bluffton sits on the mainland side of the Hilton Head bridges, about 15 miles from Coligny Beach by road. Downtown Savannah is about 24 miles away, roughly 35 to 40 minutes in light traffic, and the Savannah airport is about 28 miles. Summer weekends and the Memorial Day to Labor Day beach traffic slow US 278, so plan trips to the island around them.
Bluffton SC to Savannah GA is about 24 miles and 35 to 40 minutes. Routes, parking, the historic squares as a day trip, and the airport.
Bluffton is in Beaufort County, SC, on the mainland west of Hilton Head. Population, size, what it is known for, Bluffton Parkway, and distances.
Bluffton, SC weather: current conditions, a live 16-day forecast, weather radar, average highs, lows and rain by month, and hurricane season.
Finding a Home in Bluffton
Most of Bluffton’s homes are single-family houses, with condos and townhomes in a few communities and lots for sale for those who build. Before you search, decide between a gated club community and a neighborhood without one, because the dues, the rules on renting and the monthly cost follow from that choice. If you rent first, our Bluffton long term rentals page is the place to start.
Search homes for sale in Bluffton, SC by price, type and community, plus what the listings leave out: builders and gated, golf and 55-plus communities.
New homes for sale in Bluffton, SC: live new construction listings, the communities building now, who builds where, and what to ask before you buy.
Condos and townhomes for sale in Bluffton, SC: live MLS listings, the communities that build them, association fees and what to ask about renting.
Land for sale in Bluffton, SC: live lot and acreage listings, gated-community homesites, and what to check on sewer, flood zones and permits.
Custom home builders in Bluffton, SC, with reviews, phone numbers and websites, plus the production builders and what to know before you build.
Bluffton long term rentals: houses, townhomes and condos for rent by the year, the local companies that rent them, and Sun City's lease rules.
About Living in Bluffton
- County
- Beaufort, South Carolina
- ZIP codes
- 29910 and 29909
- To Coligny Beach
- About 15 miles
- To downtown Savannah
- About 24 miles, 35 to 40 minutes
- To the Savannah airport
- About 28 miles
- Utilities
- BJWSA, Palmetto Electric, Sparklight
Frequently Asked Questions
Is Bluffton, SC a good place to live?
It suits people who want a coastal Lowcountry town with newer neighborhoods, golf and river communities, and the Hilton Head bridge and Savannah within reach. Each neighborhood differs, so start with the ones that match your budget and the amenities you want.
What are the best neighborhoods in Bluffton, SC?
It depends on what you want. Berkeley Hall, Belfair, Colleton River and Palmetto Bluff are gated golf and river communities; New Riverside, Lawton Station and Westbury Park are newer neighborhoods; Sun City Hilton Head and Four Seasons at Carolina Oaks are 55+.
How far is Bluffton from Hilton Head Island?
Coligny Beach is about 15 miles from Bluffton by road, over the bridges on US 278. Traffic on US 278 can add time in summer.
How far is Bluffton from Savannah?
Downtown Savannah is about 24 miles, roughly 35 to 40 minutes in light traffic, and the Savannah airport is about 28 miles away.
What do I need to know before moving to Bluffton, SC?
Check your ZIP code (29910 or 29909), your utility providers, whether the home is in the Town or unincorporated Beaufort County, and, in many communities, the association’s dues and rules.
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