Hilton Head Island Communities

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Situated between Charleston, SC, and Savannah, GA, Hilton Head is 42 square-mile barrier island located off the Atlantic Coast of South Carolina. With a worldwide reputation as a peaceful, environmentally sensitive, and family-friendly destination, Hilton Head is the first Eco-planned destination in the United States designed as a low-impact development area. With its impressive design, landscape and relaxed low country lifestyle, it is home to approximately 35,000 full-time residents and is visited by nearly two million visitors a year.

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For more information on each community, click the links below. Specific Market Reports that detail real estate for sale, and historical data for each area, can be accessed from their individual page.

Hilton Head Island has something to offer everyone from families to singles, and retirees. Its miles of pristine beaches attract those who can’t get enough of the sun or the ocean. It’s many outstanding golf courses and tennis facilities, attract those looking for a friendly game or match. For those, who prefer water activities, boating, kayaking, fishing and dolphin watching are just a few. Even equestrians are drawn to Hilton Head with its multiple stables providing both horseback riding and boarding options. But, perhaps one of the biggest draws to the Island is the impressive trails that reach from one side of the island to the other. They provide a unique opportunity to discover the entire area by bicycle or on foot.

Hilton Head also offers a diverse range of cultural activities, restaurants, and shopping . Its excellent schools, hospitals, and medical facilities are all convenient for residents and vacationers alike. The island also hosts a highly engaged Chamber of Commerce, a robust Visitors and Convention Bureau, and a progressive town government, all deeply committed to keeping Hilton Head Island the “Top Island in the United States!”

Making the Decision to Enter the Hilton Head Island Real Estate Market

Hilton Head Island is one of the most well-known islands in the country and has remained a resort hub for decades. Investing in the Hilton Head Real Estate market is one of the biggest financial ventures you will make in your lifetime. Top executives and ‘bon vivants’ throughout the area thrive in an island that has grown to become easily one of the top vacation destinations in the world. Any of the houses for sale in Hilton Head at any given moment are an opportunity for individuals or families that are looking to relocate to find their new home in a world desirable and prime location.

When looking for your new Hilton Head home, you will need to review your assets and thoroughly research all available financing options. The Real Estate market in Hilton Head is steadily increasing in value and is projected to continue to grow in 2019. This makes purchasing a house in Hilton Head Island an excellent investment, and whether you're looking into a condo, homesite, or house for sale in Hilton Head or its surrounding area, it's important that you start by having a reputable Realtor that knows the area and upholds excellence and integrity in the forefront. Susan Ochsner is that Realtor for you in case you don’t have one yet and ready to assist you when you're ready to buy a house in Hilton Head.

Understanding the Hilton Head Housing Market

No ifs about it. Hilton Head is a prime real estate market, yet still a hidden jewel too many. Condos and houses listed on the market are sold at near market price or within single-digit percentages (if priced properly). Depending on the location, a buyer, seller can take advantage of this market.  The average cost of a single family home in Hilton Head Island for 2018 was $700,310 with 1077 homes sold prices ranging from $333,990 to $8,700,000. 

South End Hilton Head continues to be considered an up and coming location for investors because the area has gone through recent renovations and has new parks and hotels on the horizon.  Additionally, there is currently a surplus of condominium units which makes for an excellent buyer's market for your new Hilton Head home.  The Coligny Park has broken ground and many commercial buildings on Hwy 278 are being purchased and redeveloped. 

Looking Over Your Options to Purchase Hilton Head Real Estate

The downpayment for mortgages in Hilton Head Island/Bluffton is 10% of the final price of the property, but the recommended downpayment for a home is 20% of the final price because you will avoid paying private mortgage insurance (PMI).  

Look into the pre-approval process before making an offer on a property and I encourage you to talk to the appropriate mortgage lenders. Your chances for pre-approval will rise dramatically if you have good credit score, are willing to put more money down, have healthy savings and of course, steady employment or income stream. 

 Keep in mind that you cannot apply for a mortgage free of charge. This process often comes with fees. The prices will be higher if you decide to include private mortgage insurance. I will be happy to put you in touch with top Mortgage Bankers in the area, once I know your goals for real estate.

Things to Consider When Shopping for a Hilton Head Home

Hilton Head Island is a town with rich history and is filled with different areas to explore, play and dine. When you’re shopping for a condo, homesite or house for sale in Hilton Head Island, lets look at the top neighborhoods:

Hilton Head Island Neighborhoods:

Sea Pines: South End Hilton Head. The one that put Hilton Head on the international map, thanks to Charles Fraser. Sea Pines has become a popular destination for people in Northern and Midwestern States to visit during the winter months or live full time. Private Beach Access of about 4 miles.

Forest Beach: South End Hilton Head. Also known as Hilton Head’s original ‘downtown’, this area is celebrated for its lively atmosphere in the Summer months and its variety of businesses. When you live here, you have access to a full range of bars and restaurants offering live entertainment during peak season months. Public Beach Access.

Shipyard: South End Hilton Head. Smaller community with more condos than homes. Well-run with gates to Pope Avenue and 278 and Sonesta Resort within its gates. Most beach access with Sonesta Resort. Small private strip of beach.

Long Cove: South End Hilton Head. Known to have best golf course for the aficionado. Private and Golf Membership included in homeownership. Some water access but no beach access.

Wexford: South End Hilton Head. Known for being one of only three lock systems on the East Coast, minimizes tidal fluctuations to maintain a constant water depth of about 8 feet. Some homes have boats on backyard. Private and Golf Membership included in homeownership. Access to intracoastal waterway but not Atlantic Beach

Palmetto Dunes: Mid Island Hilton Head. A popular destination for people in Northern States and Midwestern States to live full time of visit during winter months. Similar to Sea Pines but smaller in scope. Private Beach Access.

Folly Field: Mid Island Hilton Head. Oldest island neighborhood with some sea shacks from the 50s still present but disappearing as land value islandwide increases.

Port Royal: Mid Island Hilton Head. Fully private, non commercial, single-family homes and private beach access. Next to Westin Hotel and its beaches. No short term rentals (less than 6 months) allowed.

Hilton Head Plantation: North End Hilton Head. same developer as world renowned Sea Pines. Expansive with marina and sound access but no beach access. Lots of amenities and a new community pool. 

Indigo Run: North End Hilton Head. Last of large neighborhoods developed on Hilton Head. “newer’ homes but landlocked. 

Palmetto Hall: North End Hilton Head. Same developer as Palmetto Dunes. Landlocked and mostly ‘newer’ homes. No beach or water access. Closest to Hospital.

Windmill Harbour: North End Hilton Head. Charleston feel with townhomes and deep water access and second lock system where only a total of 3 in East Coast. Home of the South Carolina Yacht Club. Private membership separate from homeownership.

Off-Plantation: South Mid and North Hilton Head. These are smaller clusters of homes/condos not named above. South ones include Ashton Cove, Broad Creek Landing, Point Comfort and South Forest Beach. Mid Island includes Jarvis Creek, Oak Court, Spanish Wells East, Victoria Square. North Island includes Carolina Isles, Bermuda Pointe, Fuller Pointe, Chinaberry and more.

Hilton Head Transportation

Hilton Head offers public transportation called “The Breeze” that runs during peak season through October 14 and costs only $1. It operates from 9am to 7pm and begins at Shelter Cove Town Centre and end at Deallyon at Cordillo Parkway North in a loop. You can download the app for Android or Apple.

Sea Pines Trolley also offers free transportation during peak season within the neighborhood between South Beach, Harbour Town, Sea Pines Centre and Sea Pines Beach Club and is free of charge.

Some taxi services:

Beeline Taxi Services 843.683.1139

Yellow CabHHI 843.686.6666

Ferguson Transportation Services 843.842.8088

SAVHH Airport Transportation 843.732.9050

Giddyup Taxi 843.682.4887

Hilton Head Convenience Stores, Grocery Stores and Pharmacies:

  • Pharmacies: CVS, Walgreens, Burke’s
  • Grocery Stores: Publix, Whole Foods, Harris Teeter, Fresh Market, Bi-Lo, Kroger
  • Convenience Stores: Enmark,BP, Circle K, Kangaroo Express, Grant’s Mini Market

Buying the Right Condo, House or Homesite on Hilton Head Island

When looking to purchase a property in Hilton Head Island, be as thorough as possible in your search. It helps to make a list of questions to help guide your search. Pay particular attention to the convenience, privacy, and comfort of the real estate. You want to be as comfortable as possible, so make sure the amenities available are up to your standards. Once this has been narrowed down based on your lifestyle and real estate goals, you should next look at structural aspects to find a home and neighborhood that match your taste. As you saw from the above extensive but not exhaustive list, that Hilton Head Island is full of neighborhoods all with their unique styles and architectural history. The exterior of a residence is important, but so is the area surrounding the real estate property in question as well. It may match all your needs and expectations, but the surrounding area could hurt an otherwise amazing real estate opportunity. 

Some things our Hilton Head buyers often consider after location:

  • View is the primary factor after location. 
  • Floor Plans which are open and not too boxy
  • Natural Light that takes in the Lowcountry - I don't turn on lights when we enter a property.
  • Number of Floors some folks want one level living
  • Garages or Parking 
  • Number of Rooms
  • Number of Porches and Decks
  • Closets and Storage Space

Searching for Hilton Head Island Homesites (lots),  Condos and Houses

Your search for a homesite, condo or house in Hilton Head Island should be focused, with a clear idea of what you want and what you need. When you decide on these factors, you can then begin searching through various condos and homes for sale in the specific location in Hilton Head that you are looking at. There are several resources available to help you with the search, most notably the internet and of popular acceptance, this website, yourhiltonheadagent.com, advertisements, and open houses. Hone in on the perfect property by asking as many questions as you need to feel confident in making your choice. I will try and answer your questions in a timely manner, working on your behalf.

Visiting Hilton Head Properties

When you are searching for a property to buy, it may take more than a quick internet search to find the right place for you. I will try my best to guide you in the right direction for you but ultimately your best bet is to visit the island and the properties since anything can look good on a screen. It is vital to get a 'feel' for the area you want to buy, whether for a primary, vacation or investment/rental property. If YOU like the area you are renting, so will the folks visiting your property.

How to get to Hilton Head:

By Car: Exit 8 on Interstate 95

By Boat: Intracoastal Waterway and several marinas as listed below:

Wexford Plantation:  N. + 32.1784 W. - 80.7614 32°10'42.2"N 80°45'41.0"W

Windmill Harbour: Intracoastal Waterway, just ½ mile south of the Pinckney Island Bridge at mile marker 558, 500 yards south of channel marker 27, and ½ mile north of channel marker 29 in the Calibogue Sound.

Harbour Town (Sea Pines): 32° 08' 20" N 80° 48' 40" W Intracoastal Waterway Calibogue Sound, Mile Marker 565 NOAA Chart #11513 or 11516.

Skull Creek Marina: From the Atlantic Ocean, turn at the sea buoy, entering Port Royal Sound and then turn southwest to enter the ICW.

By Plane: Hilton Head Airport with services to/from:

NetJets Aviation

(CHS) Charleston

NetJets Aviation

(EYW) Key West

NetJets Aviation

GSO) Greensboro/High Point

American Airlines

(CLT) Charlotte

Delta Airlines

(ATL) Atlanta

NetJets Aviation

(PBI) West Palm Beach

NetJets Aviation

(BHM) Birmingham

OR By Plane: Savannah International Airport with services to/from:

Delta Air Lines

Atlanta, GA

Allegiant Air

Baltimore, MD

JetBlue Airways

Boston, MA

American Airlines

Charlotte, NC

United Airlines

Chicago, IL

Allegiant Air

Cincinnati, OH

American Airlines

Dallas-Fort Worth, TX

Frontier Airlines

Denver, CO

American Airlines

Miami, FL

Delta Air Lines

New York, NY

JetBlue Airways

New York, NY

Delta Air Lines

New York, NY

United Airlines

Newark, NJ

American Airlines

Philadelphia, PA

United Airlines

Washington, DC

Note that after June 8th, 2019 Savannah Airport will also have additional flights from Allegiant Air:

Grand Rapids, MI

Niagara Falls, NY

Allentown, PA

Portsmouth, NH

Please keep in mind that airports are adding and changing flights often and have higher traffic during peak season so do check with airports for detailed arrivals and departure dates and times.

Questions to Ask when you visit a property on Hilton Head that you wish to consider:

  • Are there any association fees?
  • Has it recently been refurbished, redecorated or renovated?
  • What are the price comparisons like?
  • How long has the real estate in question been listed for sale 
  • What are the current utilities like?
  • Why are the owners selling?

 No matter where you are in the Buying Process for a homesite, condo or home on Hilton Head Island, let Susan Ochsner, Your Hilton Head Agent help you. She has the knowledge, impeccable reputation and success to help you achieve your real estate goals. Call/text or email her today!

Real Estate Options in Hilton Head

Hilton Head Island is home to a variety of real estate options. Homebuyers can choose from villas, townhomes, condos, single-family homes, oceanfront mansions, and golf course residences all spread across the island in unique communities developed to meet any homeowners lifestyle desires and needs.

Villas, townhomes, and condos start in the mid 100's depending on their location, with oceanfront options ranging up into the millions. Single-family homes start in the high 200’s, with oceanfront homes ranging from $3.5 to $12 million. Lots for building a dream home are still available in many of the island's diverse communities. And a broad range of investment properties can be purchased for prices across the board.

Some fun History on Hilton Head Real Estate

In 1956, Charles Fraser bought his father’s interest in the Hilton Head Company (started as a timber operation comprised of Gen. Joseph B. Fraser, Fred C. Hack, Olin T. McIntosh, and C.C. Stebbins), and began developing it into the Sea Pines Plantation. In 1958 the first deed to a lot in Sea Pines Plantation was signed. Beachfront lots sold initially for $5,350. By 1962, they were selling for $9,600. In 1961, the McIntosh family subdivided 360 acres to start Spanish Wells. In 1962, Fred Hack led the development of Port Royal Plantation for the Hilton Head Company. The Palmetto Dues area was acquired in 1967 by the Palmetto Dunes Corporation, headed by William T. Gregory. The Hilton Head Company began Shipyard Plantation in 1970 and Sea Pines developed Hilton Head Plantation in 1971. Wexford and Long Cove Club were developed in 1982. The last 3 major developments were Windmill Harbour, Palmetto Hall and Indigo Run. Non-gated, or Off-Plantation communities have had homes since the 1950s, namely Folly Field and Forest Beach.

Susan Ochsner can masterfully guide you through the vast opportunities on the island, finding the perfect place to meet your Hilton Head Real Estate goals! Call her at (843) 816-6388 today.