Bluffton, SC—29909
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Bluffton, SC
As of Oct '25, the median home price in Bluffton, SC is $489,000, with a year-over-year change of -3.3%. This indicates that home prices in Bluffton, SC are decreasing. According to Zillow, the 1-year price projection is 2.7%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $489,000 | -3.3% |
| Single Family | $490,000 | -3.5% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $437,000 | -2.5% |
2 Bed | $431,000 | -5.3% |
3 Bed | $540,000 | -2.5% |
4 Bed | $636,000 | -0.8% |
| 5 Bed | $619,000 | -1.7% |
% of Housing Stock
Rental Trends — Bluffton, SC
As of July '25, Rentcast reports the average rent in Bluffton, SC is $2,610, with a year-over-year rent change of -6.1%. Per bedroom, the median rent as of July '25 in Bluffton, SC is 1-bedrooms: $1,720, 2-bedrooms: $2,450, 3-bedrooms: $2,660, 4-bedrooms: $3,000. The most common rental property sizes in Bluffton, SC are 2-bedroom and 3-bedroom, accounting for 62.8% and 32.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,600 | $2,610 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,520 | $1,720 |
| 2 Bed Rent | $2,500 | $2,450 |
| 3 Bed Rent | $2,600 | $2,660 |
| 4 Bed Rent | $2,950 | $3,000 |
% of Rental Stock
Property Listings — Bluffton, SC
As of Oct '25, Realtor.com reports that the median days on market for a home in Bluffton, SC is 71. This is a increase of 24.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 29.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $561,000 | 3.0% |
Listing Count | 428 | -15.0% |
| Listings as % of Homes | 2.2% | -15.0% |
Days on Market | 71 | 24.0% |
Demographics — Bluffton, SC
As of the latest ACS Survey released in 2023, Bluffton, SC has a population of 23,900, which has increased by 27.1% over the past 5 years. Bluffton, SC is a less popular place for families, as children make up 7.9% of the population. The area has a highly educated workforce, with 50.2% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.6% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 23,900 | 27.1% |
% Under 18 | 7.9% | 11.3% |
% Seniors | 60.8% | -5.3% |
% WFH | 16.6% | 167.7% |
% w/ College Degree | 50.2% | 1.6% |
As of the latest ACS Survey released in 2023, Bluffton, SC is a predominantly white area, with 89.2% of the population identifying as white. The white population has shrunk by 3.4% in the last 5 years. The second most common race or ethnicity in Bluffton, SC is black, making up 3.8% of the population. Foreign-born residents account for 6.0% of the population in Bluffton, SC, and this percentage has decreased by 9.1% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 89.2% | -3.4% |
% Black | 3.8% | 111.1% |
% Hispanic | 3.5% | 29.6% |
% Asian | 1.5% | -28.6% |
% Foreign Born | 6.0% | -9.1% |
Mortgage and Risk — Bluffton, SC
According to HUD data as of 2023, there were 548 mortgage originations in Bluffton, SC, of which 81.0% of loans were conventional mortgages. The average loan-to-value was 57.0%, with 13.0% above 90% LTV (elevated). This implies medium mortgage risk in Bluffton, SC. Investor activity is low, as 1.0% of loans were by investors. 9.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 548 |
% Conventional Loans | 81.0% |
% Government Loans | 19.0% |
% Investor Loans | 1.0% |
% Second Loans | 6.0% |
% Cash Out Refinance | 9.0% |
Loan Activity
Rentals and Section 8 — Bluffton, SC
As of 2024, the percent of homes in Bluffton, SC under the Section 8 program is 0.6%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 3-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Bluffton, SC, because HUD payments exceed market rent, while 2-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 2 |
Total Units Section 8 | 2 |
% Rentals under Section 8 | 0.6% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $650 | $1,520 | $2,170 |
| 2 Bedroom | -$100 | $2,500 | $2,400 |
| 3 Bedroom | $340 | $2,600 | $2,940 |
| 4 Bedroom | $740 | $2,950 | $3,690 |
Affordability — Bluffton, SC
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.2 |
| Median Home Price | $489,000 |
| Median Household Income | $91,400 |