Hilton Head Island-Bluffton, SC · South Carolina
Beaufort County
192,123 residents1,161 permits TTM$84,819 median HHI14 ZIP codesUpdated April 28, 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 | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 29906 | — | — | — | 6.1% | -1.8% |
| 29904 | — | — | — | 4.4% | 18.3% |
| 29905 | — | — | — | 4.4% | 18.3% |
| 29909 | — | — | — | 6.7% | -49.3% |
| 29935 | — | — | — | 5.3% | 14.4% |
Ranked by composite score
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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 28, 2026