Hilton Head Island-Bluffton, SC · South Carolina
Beaufort County
192,123 residents1,161 permits TTM$84,819 median HHI14 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$407,600
ACS 5-Year
Cap rate proxy
4.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
21.0%
HUD FMR ÷ ACS HHI
Net migration
+2.21%
IRS SOI
Permits (TTM)
1,161
Census BPS
Climate risk
97.1
FEMA NRI (0–100)
ZIP code breakdown14 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 29906 | — | — | — | 0.6 | — |
| 29909 | — | — | — | 0.6 | — |
| 29940 | — | — | — | 0.5 | — |
| 29935 | — | — | — | 0.5 | — |
| 29902 | — | — | — | 0.4 | — |
| 29907 | — | — | — | 0.3 | — |
| 29910 | — | — | — | 0.2 | — |
| 29920 | — | — | — | 0.2 | — |
| 29928 | — | — | — | 0.1 | — |
| 29926 | — | — | — | 0.1 | — |
| 29904 | — | — | — | — | — |
| 29905 | — | — | — | — | — |
| 29915 | — | — | — | — | — |
| 29941 | — | — | — | — | — |
Sort by any column. Click a ZIP for detail.
Demographics
Owner-occupied
75.7%
Census ACS
Vacancy rate
22.1%
Census ACS
Bachelor's degree +
44.8%
Census ACS
Rent burdened
45.8%
Census ACS (>30% income)
Median age
47.2
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026