Berkeley Hall, Bluffton

Bluffton, SC · Gated Golf Community on the Colleton River

Berkeley Hall

Set along the Colleton River in Bluffton, South Carolina, Berkeley Hall pairs two Tom Fazio-designed 18-hole golf courses with the timeless character of Lowcountry tidal marshes and live oak canopy — a member-owned club address minutes from Hilton Head Island.

At a glance

Berkeley Hall at a glance

Set along the Colleton River in Bluffton, South Carolina, Berkeley Hall pairs two Tom Fazio-designed 18-hole golf courses with the timeless character of Lowcountry tidal marshes and live oak canopy — a member-owned club address minutes from Hilton Head Island.

Location
Berkeley Hall, Bluffton, South Carolina
Median sale price
$1,750,000 median (all homes, May 2026)
Short-term rentals
Not permitted
Character
Two Tom Fazio courses along the Colleton River, framed by tidal marshes and ancient live oaks

The Community

Living in Berkeley Hall

Berkeley Hall occupies a distinguished position along the Colleton River in Bluffton, South Carolina, where tidal marshes, Lowcountry wetlands, and centuries-old live oaks frame the grounds at every turn. The community is built around a member-owned club structure that reflects a quieter, more considered approach to Lowcountry living — gated, purposefully sized, and oriented toward a membership that values place over pace.

Two 18-hole golf courses designed by Tom Fazio anchor the community's identity. The layouts move through natural Lowcountry terrain — navigating wetland corridors, marsh-edge fairways, and mature hardwood canopy — and have earned a standing among the most highly regarded private courses in the region. For buyers whose lifestyle centers on golf, the dual-Fazio amenity set is a meaningful differentiator in the Hilton Head Island and Bluffton market.

Located off US-278, Berkeley Hall sits within reach of the full breadth of the coastal Lowcountry. Hilton Head Island's Atlantic beaches, Old Town Bluffton's dining and boutique shopping, and the marina and restaurant offerings at Shelter Cove are all a short drive from the gates — giving the community a quieter Bluffton address without isolation from the broader coastal corridor.

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The Lifestyle

Life at Berkeley Hall moves at the rhythm of the club. Two nationally recognized Fazio courses define the calendar, complemented by a clubhouse, tennis courts, and fitness facilities within the community. The grounds themselves — woven through tidal marshes, Colleton River frontage, and mature live oak canopy — reinforce the appeal of the address at every turn.

Beyond the gates, Old Town Bluffton delivers an established dining and shopping scene with genuine Lowcountry character moments from the entrance, while Shelter Cove provides marina access and additional dining options. Hilton Head Island's beaches are minutes away via US-278, making Berkeley Hall a practical base for both golf-focused living and coastal access.

The Real Estate

Homes in Berkeley Hall are sited along fairways, wetland edges, and Colleton River-facing corridors, with build quality and lot character consistent with a member-owned club of this caliber. Inventory here is limited by design — the community prioritizes member experience over volume, and that scarcity is reflected in how properties are priced. Buyers pursuing primary residences, long-term second-home ownership, and investment-grade Lowcountry real estate will find that the dual Tom Fazio amenity set commands a premium reflective of its standing in the regional market.

Rental Income

Short-term rentals in Berkeley Hall

Berkeley Hall prohibits short-term rentals under its community governing documents. Owners who wish to lease their property should plan for long-term tenancies only. Buyers should also verify current Town of Bluffton and Beaufort County regulations, which govern rental activity independently of the community's own rules.

Buyer Questions

Berkeley Hall — answered

Is Berkeley Hall a good golf community to buy a home in near Hilton Head Island?
Yes. Berkeley Hall is built around two Tom Fazio-designed 18-hole courses, giving it one of the strongest golf amenity profiles among gated communities in the Hilton Head Island and Bluffton area. The member-owned structure, natural Lowcountry terrain, and location minutes from Hilton Head Island via US-278 make it a compelling option for buyers prioritizing private golf in a controlled-access setting.
What is it like to live in Berkeley Hall in Bluffton, SC?
Berkeley Hall offers a member-oriented, low-key environment set within tidal marshes, Lowcountry wetlands, and live oak canopy along the Colleton River. Daily life centers on the two Fazio golf courses, the clubhouse, tennis, and fitness facilities within the community. Old Town Bluffton's dining and shopping and Hilton Head Island's beaches are both a short drive away, providing a refined Lowcountry address with practical coastal access.
Does Berkeley Hall have a private golf club, and what does membership involve when you buy a home there?
Berkeley Hall operates as a member-owned club anchored by two 18-hole Tom Fazio-designed courses. Membership is integral to the community's structure rather than a separate optional add-on. Buyers should contact COAST brokered by eXp Realty or the club directly for current membership requirements, initiation structures, and annual dues, as these details are subject to change.
Is Berkeley Hall better suited as a primary residence or a second home?
Berkeley Hall accommodates both. Its gated setting, full-time club amenities, and location minutes from Hilton Head Island make it a practical primary address for those relocating to the South Carolina Lowcountry, while the privacy and club-centered lifestyle also suit buyers seeking a dedicated second home with consistent golf access. Short-term rentals are prohibited, so the community is oriented toward owners who plan to occupy the property or lease long-term.
Can you rent out a home short-term in Berkeley Hall?
No. Berkeley Hall's governing documents prohibit short-term rentals. Owners who wish to lease their property must plan for long-term tenancies only. Buyers should also verify current Town of Bluffton and Beaufort County regulations, which apply independently of the community's rules.
Is Berkeley Hall a gated community?
Yes. Berkeley Hall is a gated community with a member-owned club structure set along the Colleton River in Bluffton, SC. Controlled access is a defining feature of the community's character and governance.
Does Berkeley Hall have beach or water access?
Berkeley Hall fronts the Colleton River, with tidal marshes and Lowcountry wetlands woven throughout the grounds — the community carries a distinct waterfront character. It is not oceanfront; Hilton Head Island's Atlantic beaches are a short drive away via US-278.
What are homes like in Berkeley Hall, and what should buyers expect in terms of pricing?
Homes in Berkeley Hall are positioned along fairways, wetland corridors, and Colleton River-facing lots, reflecting a land plan built around natural Lowcountry terrain. Pricing carries a premium consistent with the dual Tom Fazio amenity package, limited inventory, and the gated, member-owned structure. Contact COAST brokered by eXp Realty for current listing inventory and pricing guidance specific to the community.

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The Market · May 2026

What are homes selling for in Berkeley Hall?

Here is what homes in Berkeley Hall are actually selling for, from the latest published Hilton Head Area Association of REALTORS® market report.

$1,750,000median sale price · all homes175 days on market · 97.6% of list price · 16 sold

Source: Hilton Head Area Association of REALTORS® — published May 2026 market report.

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