Hilton Head Island Real Estate Market
Hilton Head home prices, how many homes are for sale and how many have cut their price, from today’s MLS listings.
The Hilton Head Housing Market Now
207 houses and 362 condos and villas are for sale on Hilton Head Island. Half the houses are listed under $1,595,000 and half the condos under $424,900, and 57% of them have had a price cut.
More than half of the island’s houses and condos for sale have come down from their first asking price. When that many sellers have cut, buyers have room to negotiate: the price on a listing is where the talking starts.
These are asking prices on the homes for sale now, from the MLS, with a Hilton Head Island address (which takes in Moss Creek, across the bridge). Townhouses, lots, timeshare weeks and co-ownership shares are left out of the medians. They are what sellers are asking, not what homes sell for.
Hilton Head Home Prices by Type
On Hilton Head, property values follow the kind of home and how close it sits to the beach more than anything else. A condo costs a fraction of a house, and the oceanfront costs a multiple of either. Each row links to the homes for sale.
| Type of home | For sale | Median asking price | Price range | Price cut |
|---|---|---|---|---|
| Houses | 207 | $1.6M | $120K–$12M | 59% |
| Condos and villas | 361 | $420K | $120K–$5.3M | 56% |
| Oceanfront and ocean-view houses | 28 | $6.2M | $2.5M–$12M | 46% |
| Oceanfront condos | 46 | $730K | $320K–$3.1M | 52% |
| Houses at $2 million and up | 83 | $4M | $2.1M–$12M | 51% |
| New construction | 27 | $1.7M | $650K–$5M | 37% |
| Lots and land | 133 | $210K | $58K–$7.9M | 31% |
An oceanfront or ocean-view house asks a median of $6.2M, 3.9 times the island’s median house. In the twelve oceanfront condo buildings the median is $730K, 1.7 times the median condo.
Median Home Price by Community
Every gated community on and around the island has its own market. Of those with at least five homes listed, Spanish Wells has the highest median asking price, $4M, and Hilton Head Lakes the lowest, $450K. Where only a few homes are listed, one listing moves the median a long way, so read it beside the count. Our Hilton Head real estate page compares the same communities on dues, gates, rental rules and golf.
| Community | For sale | Median asking price | Price cut |
|---|---|---|---|
| Spanish Wells | 7 | $4M | 71% |
| Wexford | 8 | $3.4M | 50% |
| Port Royal Plantation | 16 | $3.4M | 47% |
| Indigo Run | 2 | $2.2M | 40% |
| Windmill Harbour | 11 | $2.1M | 25% |
| Long Cove | 4 | $1.9M | 50% |
| Sea Pines | 52 | $1.8M | 37% |
| Palmetto Dunes | 45 | $1.2M | 43% |
| Hilton Head Plantation | 38 | $1.1M | 50% |
| Palmetto Hall | 3 | $990K | 67% |
| Moss Creek | 13 | $710K | 85% |
| Daufuskie Island | 44 | $690K | 46% |
| Shelter Cove (condos) | 11 | $670K | 60% |
| Shipyard | 26 | $640K | 40% |
| Latitude Margaritaville (55+) | 78 | $520K | 47% |
| Sun City Hilton Head (55+) | 171 | $480K | 51% |
| Hilton Head Lakes | 37 | $450K | 76% |
Bluffton Communities
Across the bridge, Bluffton’s gated communities run from Rose Hill’s older homes to Palmetto Bluff. Bluffton as a whole has 453 listings, lots included; see our Bluffton homes for sale page.
| Community | For sale | Median asking price | Price cut |
|---|---|---|---|
| Palmetto Bluff | 41 | $3.9M | 24% |
| Colleton River | 11 | $2.5M | 36% |
| Belfair | 12 | $1.5M | 50% |
| Berkeley Hall | 12 | $1.5M | 23% |
| Oldfield | 18 | $1.3M | 53% |
| Hampton Hall | 10 | $1.3M | 40% |
| Hampton Lake | 14 | $850K | 50% |
| Crescent Pointe | 7 | $760K | 50% |
| Rose Hill | 13 | $650K | 31% |
Hilton Head Real Estate Market Trends
Price cuts are the clearest trend in today’s listings: 59% of houses, 56% of condos and villas, 31% of lots and 37% of new homes for sale have come down from their first asking price. A cut tells you a seller priced above what buyers would pay and has moved toward them.
Prices differ so much by community that the island-wide median says little about any one home. Compare a listing against its own community in the table above, and ask the agent how long it has been on the market and what it first asked.
Why So Many Homes Are for Sale on Hilton Head
Much of Hilton Head was built as second homes and vacation rentals, and that shapes the market. Condos and villas outnumber houses for sale, 362 to 207, and 133 lots are listed on top of them. Owners sell when their plans change, not only when prices peak, and a condo bought to rent out is sold when the numbers stop working. Spread across more than a dozen gated communities, that adds up to a long list at any time of year.
What It Costs to Own a Home on Hilton Head
The asking price is only part of the cost. What you pay every year depends on whether the home is your legal residence, which community it is in and how close it is to the ocean.
- Property tax
- Assessed on 4% of value if it is your legal residence, 6% if it is a second home or a rental
- Community dues
- From $1,404 a year in Hilton Head Plantation to $8,775 in Moss Creek, before any club dues
- Fees when you buy
- Some communities charge one at a sale: Moss Creek’s $45,000 membership certificate, Long Cove’s $75,000 initiation fee, three years’ assessment in Indigo Run
- Condo regime fee
- Paid to the condo association on top of any community dues; it can cover the building’s insurance, roof and pools
- Insurance
- Flood and wind cover on top of a homeowner’s policy, and the largest bills near the ocean
- Renting under 30 days
- A Town of Hilton Head Island short-term rental permit, $150 per bedroom a year, plus a Town business license
Our guide to living in Hilton Head covers property taxes and the cost of living in more detail, and each community’s real estate page lists its own dues and fees.
Buying a Hilton Head Investment Property
If you are investing in Hilton Head real estate to rent it out by the week, start with the community’s rules, not the price. Sea Pines, Palmetto Dunes, Shipyard, Shelter Cove (condos), Spanish Wells and Daufuskie Island allow short stays. Hilton Head Plantation, Port Royal Plantation, Windmill Harbour, Indigo Run, Palmetto Hall, Long Cove, Moss Creek and Sun City Hilton Head set a minimum lease of a month or longer. Many villa complexes outside the gates were built as rentals too. On the island, any stay under 30 days needs a Town short-term rental permit and business license (Daufuskie’s rentals take a county permit instead), and a rental is taxed at 6% of its value.
Short stays in most buildings. Half its homes for sale are listed under $670K.
Short stays, county permit. Half its homes for sale are listed under $690K.
A local Hilton Head property management company can tell you what a home rents for before you buy, and our Hilton Head condos for sale page covers the villa complexes.
© 2026 REsides, Inc. We do not attempt to independently verify the currency, completeness, accuracy or authenticity of the data contained herein. All area measurements and calculations are approximate and should be independently verified. Data may be subject to transcription and transmission errors. Accordingly, the data is provided on an 'as is,' 'as available' basis only and may not reflect all real estate activity in the market. © 2026 REsides, Inc. All rights reserved. Certain information contained herein is derived from information which is the licensed property of, and copyrighted by, REsides, Inc. Data last updated: Monday, October 12, 2026 at 1:40 PM EDT.
Frequently Asked Questions
What is the average home price on Hilton Head Island?
Half the houses for sale on Hilton Head are listed under $1,595,000, and half the condos and villas under $424,900. Those are medians, the middle listing, which is a better guide than an average: a few oceanfront homes at $10 million or more pull an average far above what most homes cost.
Is Hilton Head a buyer’s or a seller’s market?
The usual measure is how many months the homes for sale would take to sell, which needs sales figures. What the listings show is that 57% of the island’s houses and condos for sale have cut their price, and when that many sellers have come down, buyers have room to negotiate.
Is Hilton Head real estate a good investment?
For a vacation rental, it depends most on where you buy: Sea Pines, Palmetto Dunes, Shipyard and Spanish Wells allow short stays, while most other gated communities set a minimum lease of a month or longer. A rental is also taxed at 6% of its value rather than 4%, and needs a Town short-term rental permit and business license.
How much are property taxes on a Hilton Head second home?
South Carolina taxes a second home or rental on 6% of its assessed value, against 4% for your legal residence, so the same home carries at least half as much tax again as a second home. A legal residence also skips the school operating millage on its first $100,000 of value, which widens the gap. The millage itself is set each year by the county, the school district and the Town.
Why are so many homes for sale on Hilton Head?
Much of the island was built as second homes and vacation rentals, so condos and villas far outnumber houses on the market, spread across more than a dozen gated communities and the villa complexes outside them. The number to watch is not the count but how many have cut their price.
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