Intelligence Tool

The Luxury Market, Mapped

Every major luxury community — live medians, pace, supply, and appreciation from recorded MLS sales, with seven data layers to explore.

Nine communities, one market read. The tiles below are the island’s live luxury pulse; the cards are each community’s current numbers from recorded MLS closed sales; and the data layers let you re-rank the map by what you care about — momentum, demand, privacy, yield, timing.

Every figure on this page is computed from recorded MLS closed sales (Hilton Head Area Association of REALTORS®) — data as of July 2026, refreshed automatically as the market moves.

$1.43MLuxury median · $1M+ SF
up 16.3%Year-over-year
30 daysLuxury median DOM
5 moLuxury supply
194Active luxury listings
$635KAll single-family median

Island pulse · single-family luxury read ($1M+) · July 2026 MLS data, refreshed automatically.

Explore by data layer

Sea Pines

Ultra Premium
Opportunity
Median$1.27M
Median DOM29 days
Active listings60
Trailing YoY+29.5%

Sea Pines leads the island in luxury transaction volume, and demand continues to outpace supply for well-priced properties. Its combination of oceanfront, golf, and Harbour Town keeps it the island’s deepest and most liquid luxury market.

Harbour TownOceanfront estatesChampionship golfRecord $12.5M sale in 2025

Palmetto Bluff

Ultra Premium
Opportunity
Median$2.42M
Median DOM71 days
Active listings44
Trailing YoY+0.4%

Palmetto Bluff commands the highest median sale price in the Lowcountry. Disciplined pricing, the Montage affiliation, and 20,000 acres of protected land sustain demand from ultra-high-net-worth buyers.

Montage resortMay River accessNature preservesStrongest appreciation

Port Royal

Ultra Premium
Opportunity
Median$1.17M
Median DOM49 days
Active listings16
Trailing YoY+13.4%

Port Royal typically carries the tightest inventory on the island and among the strongest list-to-sale ratios of any community — scarcity keeps this ultra-exclusive market fiercely competitive.

Ultra-exclusive gatingOceanfront & deep waterPrivate beachLowest inventory

Palmetto Dunes

Premium
Opportunity
Median$1.70M
Median DOM45 days
Active listings67
Trailing YoY+11.3%

Palmetto Dunes pairs a balanced market with disciplined pricing. Resort amenities and oceanfront access drive consistent vacation-rental demand across the year.

Resort-style amenitiesRobert Trent Jones golfOceanfront accessStrong rental income

Berkeley Hall

Premium
Opportunity
Median$1.69M
Median DOM90 days
Active listings8
Trailing YoY+15.2%

Berkeley Hall represents exceptional value relative to comparable private-club communities. Two Tom Fazio championship courses and limited turnover position it as a premium-value opportunity in the Bluffton corridor.

Two Tom Fazio coursesPrivate clubBluffton locationRising appreciation

Wexford

Premium
Opportunity
Median$1.91M
Median DOM26 days
Active listings6
Trailing YoY+9.5%

Wexford’s deep-water marina access and private club amenities command premium pricing, and one of the tightest inventories on the island keeps demand steady for this established luxury enclave.

Deep water marinaPrivate clubHarbour accessEstablished luxury

Forest Beach

Emerging
Opportunity
Median$1.35M
Median DOM67 days
Active listings118
Trailing YoY+37.5%

Forest Beach gives buyers more selection than the gated communities, and its non-gated oceanfront location continues to attract investors seeking the island’s strongest short-term rental yields.

Non-gated oceanfrontStrongest rental yieldsOceanfront accessDiverse price points

Long Cove Club

Premium
Opportunity
Median$1.18M
Median DOM45 days
Active listings4
Trailing YoY+8.7%

Long Cove Club’s Pete Dye championship course and deep-water access create a compelling value proposition, with tight inventory and strong pricing discipline.

Pete Dye courseDeep water accessPrivate club lifeTight inventory

Bluffton

Emerging
Opportunity
Median$525K
Median DOM65 days
Active listings210
Trailing YoY+11.3%

Bluffton is the fastest-growing market in the Lowcountry — new construction, top-rated schools, and proximity to the island drive sustained demand, with more selection than any on-island community.

Fastest growing areaLargest inventoryNew constructionBest value per square foot

Methodology

How this works

Community market fields — median sale price (single-family luxury read), median days on market, active inventory, and trailing year-over-year appreciation — are computed from the whole-market MLS closed-sale feed and re-baked into this page automatically on every refresh. Low-sample communities keep curated editorial baselines rather than presenting a thin median as fact.

The seven data layers are curated editorial scores (0-100), informed by the live metrics and local market judgment — they encode what the numbers alone cannot, like gating, lot density, resort proximity, and rental policy. The Opportunity Score is the composite read across all of them.

Everything here is a trailing read of recorded sales — never a forecast. Use the layers to decide where to look; use an agent to decide what to do.

Questions

Answered

What are the most expensive neighborhoods on Hilton Head Island?
The most expensive communities in the Hilton Head area by median single-family luxury sale price are currently Palmetto Bluff (median $2.42M), Wexford (median $1.91M), and Palmetto Dunes (median $1.70M), per July 2026 MLS data. Palmetto Bluff, in nearby Bluffton, features Montage resort-affiliated homes from $1M to $8M+; Port Royal offers ultra-exclusive oceanfront and deep-water properties; Sea Pines features oceanfront estates up to $12.5M, including the island’s record residential sale in 2025.
Which Hilton Head community has the best investment potential?
Based on July 2026 MLS data, Sea Pines shows the strongest pricing power with a 96.4% list-to-sale ratio, while Long Cove Club has the tightest supply at 1.4 months of inventory. Palmetto Bluff leads in median price at $2.42M. Island-wide, the single-family luxury segment ($1M+) carries a $1.43M median across 738 sales in the trailing twelve months. For rental income, Palmetto Dunes and Forest Beach offer the strongest vacation-rental yields. These are trailing indicators, not forecasts.
What is the average home price on Hilton Head Island?
Per July 2026 MLS data, the median single-family sale price across the Hilton Head area market is $635K, while the luxury segment ($1M+ single-family) carries a median of $1.43M. By community, Palmetto Bluff commands the highest luxury median at $2.42M, followed by Wexford at $1.91M and Palmetto Dunes at $1.70M.
How fast are homes selling on Hilton Head Island?
Per July 2026 MLS data, median days on market for the island’s luxury segment ($1M+ single-family) is 30 days, though pace varies significantly by community and price point. Wexford is currently the fastest luxury market at 26 days median DOM. With 194 active luxury listings and 5 months of luxury supply island-wide, well-priced homes continue to find buyers quickly while aspirationally priced properties sit.
Is Hilton Head Island a good place to invest in real estate?
Hilton Head is one of the Southeast’s strongest luxury markets. July 2026 MLS data shows 738 single-family luxury sales ($1M+) in the trailing twelve months at a $1.43M median — up 16.3% year-over-year. The island offers strong vacation-rental income potential, no state estate tax in South Carolina, and limited developable land that constrains supply. At 5 months of luxury inventory, the market remains below the 6-month balanced threshold; Long Cove Club has the tightest community-level supply at 1.4 months. These are trailing indicators, not forecasts.
What is the Hilton Head luxury market outlook?
The read is constructive on July 2026 MLS data: the single-family luxury median ($1M+) is $1.43M, up 16.3% year-over-year, and luxury supply moved from 5.6 to 4.3 months over the trailing window — still below the 6-month balanced-market threshold. Long Cove Club (1.4 months) currently has the tightest community-level supply, and Sea Pines leads pricing power at 96.4% list-to-sale. A trailing read of recorded sales, not a forecast.
What are the best gated communities on Hilton Head Island?
The island’s standout gated communities include Sea Pines (the largest and most iconic), Port Royal (ultra-exclusive oceanfront and deep water), Wexford (private marina and championship golf), Long Cove Club (Pete Dye golf and deep water), and Palmetto Dunes (oceanfront resort living). Nearby in Bluffton, Palmetto Bluff offers Montage resort-affiliated living and Berkeley Hall two Tom Fazio courses. The map’s data layers help compare them on what matters to you.
What is the property tax rate on Hilton Head Island?
Primary residences in Beaufort County are assessed at 4% of market value; second homes and investment properties at 6%. For a $1M primary residence, annual property taxes run approximately $4,300; for a $1M second home, roughly $6,400. South Carolina has no state estate tax. The True Cost of Ownership calculator on this site models the full carry, community by community.
Is Hilton Head better than Kiawah Island for real estate investment?
They serve different buyers. Hilton Head offers greater community diversity (nine distinct luxury communities), stronger rental income potential from higher visitor volume, and a wider price range; Kiawah offers a more singular, higher-entry experience. Hilton Head’s July 2026 data shows a $1.43M single-family luxury median with 738 luxury sales in the trailing twelve months and 5 months of luxury supply — plus broader dining, shopping, and cultural amenities.
Who maintains the Luxury Market Map?
COAST brokered by eXp Realty — the #1 eXp Mega Icon Team in South Carolina — maintains the map. Market figures regenerate automatically from recorded MLS closed sales; layer scores are curated editorial assessments.

Market figures are computed from recorded MLS closed sales and refresh automatically; layer scores are editorial assessments, not measurements. Nothing here is investment advice or a forecast, and data is deemed reliable but not guaranteed. COAST brokered by eXp Realty, LLC. Equal Housing Opportunity.

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