Browse all Bluffton condos for sale with the most up-to-date listings direct from the MLS. View detailed photos, HOA fees, community maps, recent sales, and current pricing across every neighborhood. Enjoy free MLS access and discover Bluffton condos that match your lifestyle—whether you’re looking for a golf villa, waterfront condo, or low-maintenance retreat near Hilton Head Island.
Why Buy a Condo in Bluffton, SC?
Why Buyers Love Bluffton Condos & Villas
Condos and villas in Bluffton, SC are especially appealing to second-home buyers, retirees, and anyone seeking a low-maintenance lifestyle with all the perks of upscale living. From golf course views in Colleton River and Belfair to serene settings near the May River, these condos and villas blend comfort, community, and convenience. Many neighborhoods offer access to private club amenities, boat docks, and nature preserves, creating a lifestyle that’s as relaxing as it is refined. Whether you’re downsizing or investing in a vacation home, Bluffton’s condo/ villa market provides exceptional value—and strong long-term appreciation in one of the South’s fastest-growing regions.
Villas & Condos for Sale in Bluffton SC
Bluffton, South Carolina, offers a charming mix of Lowcountry lifestyle and modern convenience—making it one of the most desirable markets for condos and villas along the coast. Whether you’re looking for a lock-and-leave villa in a gated community or a waterfront condo overlooking the May River, Bluffton delivers. These properties often feature open floor plans, screened porches, and resort-style amenities such as pools, walking trails, and fitness centers. Many Bluffton condos are located near the Old Town district, giving residents easy access to local boutiques, restaurants, and art galleries—all wrapped in Bluffton’s famous “state of mind” coastal charm.
Condos | Villas Under $500,000
Condo Listings Under $500,000:
Pending | Under Contract:
Bluffton Condos For Sale | Bluffton Real Estate
Condos | Villas $500,000 +
Condo Listings Over $500,000:
Pending | Under Contract:
Bluffton Condos For Sale | Bluffton Real Estate
BLUFFTON HOA FEES | POA FEES
| COMMUNITY | HOA FEE | ADDITIONAL FEES |
| Alston Park | $1,446 | Transfer Fee: 1x quarterly dues |
| Bartons Run | $1,600 | Transfer Fee: 1%, $1,300 assessment, $300 Lawn Care |
| Baynard Park | $1,840 | Transfer Fee: 25% of sales price POA, .25% BP Rec. Assoc. |
| Belfair – Homes | $22,916 | Initiation fee: $100,000 |
| Belfair – Lots | $22,916 | Initiation fee: $100,000 + $500 mowing fee |
| Berkeley Hall | $26,714 | Initiation fee: $115,000 | $6,935 National Golf Membership |
| Bluffton Park – Homes | $800 | |
| Bluffton Park – Townhomes | $1,668 | |
| Brighton Oaks | $788 | |
| Callawassie Island | $18,223 | Initiation fee: $50,000 + $250 admin fee |
| Colleton River | $30,466 | Initiation fee: $125,000 |
| Crescent | $2,727 | Transfer Fee: .5%, One time fee $375 |
| Eagles Pointe | $1,508 | $100 New owner fee |
| Edgefield | $600 | Transfer Fee: .25% |
| Fern Lakes | $1,264 | Road assessment $200/year through 2023 |
| Four Seasons at Carolina Oaks | $2,880 | $1,000 Cap. + $400, Resales- .33% Transfer Fee |
| Gascoigne Bluff | $2,000 | |
| Hampton Hall | $5,970 | Social membership: $28,000 + $1,493 capital fund fee |
| Hampton Lake | $4,899 | Community enhancement fee: .05% of sales price + $150 admin fee. New construction fee: $875. Additional fees may apply. |
| Heritage Lakes | $603 | Transfer Fee: .25% |
| Heyward Point | $2,650 | Transfer Fee: $2,200 |
| Hidden Lakes | $996 | Transfer Fee: .5% of Sale Price |
| Hilton Head Lakes | $1,965 | $207 Admin Fee. Transfer Fee: .25%. Irrigation Fees |
| Island West | $1,661 | Transfer Fee: .25%. Special Assessment: $1,241 |
| Lake Linden | $660 | Transfer Fee: 1x Quarter Assessment |
| Lakes at New Riverside | $1,440 | $1,000 Capital Contribution, Resales Transfer fee: 1/4 of 1% |
| Latitude at MARGARITAVILLE – Single Family | $3,874 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 |
| Latitude at MARGARITAVILLE – Village Home | $4,419 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 |
| Latitude at MARGARITAVILLE – Cottage | $4,133 | Transfer fee: 1/6 of annual HOA fee + $100 admin fee,$100 for Latitude Foundation, Working Capital $2,500 |
| Lawton Station | $1,500 | 1x Qtr. POA Fee + Mgmt. fee $150 |
| Malind Bluff | $1,824 | |
| May River Preserve | $2,200 | Transfer fee .5% of sale, builder/1st own-$500 |
| Meadows at New Riverside | $566 | |
| Mill Creek at Cypress Ridge – Homes | $1,586 | Transfer Fee: 1x POA fee +$50 |
| Mill Creek at Cypress Ridge – Townhomes | $2,520 – $2,802 | Transfer Fee: 1x POA fee +$51 |
| Moss Creek – Homes | $8,112 | Membership fee: $50,000 + optional activity fee |
| Moss Creek – Lots | $6,726 | Membership fee: $50,000 + optional activity fee |
| Oldfield | $12,594 | Club initiation fee: $41,500, OCA initiation fee $18,500 | Transfer fee: 1% of sales price (cap. $5,000) |
| Palmetto Bluff – Homes & Lots | $5,660 + neighborhood | $50,000 + Homes- .75% of sales price | Homesites- 1% transfer of sales price & .75% for homes. Optional Club fee: $8,745 |
| Palmetto Point Townes – Homes | $1,038 | Transfer Fee: $300 |
| Palmetto Point Townes – Townhomes | $3,324 | Transfer Fee: $301 |
| Parkside at Baynard Park | $1,440 | Transfer Fee: .5% of sale price |
| Pine Forest Village | $786 | |
| Pine Ridge | $540 | Transfer Fee: .25% of sales price |
| Pinecrest | $900 | Transfer Fee: .25% of sales price |
| Riverbend | $2,688 | Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $1,250. New construction fee $5,000. |
| Rivers End | 0 | |
| Riverton Pointe | $2,196 | Initiation Fee: $4,000, Social membership $210/mo., Transfer Fee: $900 |
| Rose Dhu Creek | $2,100 | Transfer Fee: $5,000 |
| Rose Hill – Homes | $2,800 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee |
| Rose Hill – Lots | $1,864 | Transfer fee: $4,200 + enhancement fee: $1,575 + $300 admin fee |
| Sandy Pointe | $840 | |
| Sawmill Creek | $300 | |
| Sawmill Forest | $772 | |
| Seagrass Station | $980 | 2x Monthly POA fee; $25 Admin Fee |
| Shell Hall | $1,928 | $2,500 Transfer fee |
| Southern Oaks at New Riverside – Homes | $902 | 1x quarterly POA |
| Southern Oaks at New Riverside – Townhomes | $2,222 | 1x quarterly POA |
| Spring Island | $7,698 | Initiation fee: $150,000 + Homes 1% trust fee + $500 cap. fee | Homesites 1.5% + $500 cap. fee | Club dues: $24,150/ year | Homes 1% trust fee on sale |
| Stock Farm | $630 | |
| Sun City | $2,688 – Sun City N $3,540 |
Initiation fee: .33% of sales price + $300 admin fee | Enhancement fee (resale): $3,500 |
| The Farm at Buckwalter | $1,015 | Transfer Fee: .25% of sales price |
| The Haven at New Riverside | $3,048 | New Membership Fee: .33% of price. Comm. enhancement: $1,200, Admin fee: $400 |
| The Heritage at New Riverside | $1,080 | Transfer Fee: .25% of sales price. $750 Capital contribution |
| The Landings at New Riverside | $1,764 | Transfer Fee: .5% + $125.00. Disclosure fee: $250.00 |
| The Retreat at Grande Oaks | $1,000 | Capital Contribution: $500 |
| The Walk at Bluffton Square | $1,052 | Cap Contribution $166, Admin Fee $100 |
| Traditions at Old Carolina | $1,165 | Transfer Fee: .25% of sale price |
| University Park | $1,560 | Transfer Fee: .25% of sale price |
| University Place – Homes | $800 | |
| University Place – Townhomes | $1,680 | |
| Victoria Bluff | $1,000 | Transfer Fee: .25% of sales price |
| Village at Olde Town | $1,052 | Transfer Fee: $250 |
| Wellstone at Bluffton | $1,620 | Transfer Fee: $500 |
| Westbury Park | $1,764 | Transfer Fee: .25% of sales price, Admin Fee $150 |
| Woodbridge | $700 |
Additional fees may apply in certain neighborhoods. Bluffton HOA Fees | Bluffton POA Fees are subject to change without notice.
Bluffton condos for sale.
Bluffton Real Estate
Discover the best Bluffton real estate with our complete listings of condos and villas for sale in Bluffton, SC. Explore a variety of properties including wooded view condos, golf course villas, lagoon-front homes, and even waterfront or beach-area residences. Each listing includes updated photos, pricing, POA/HOA details, and community information—so you can shop confidently with the most current MLS data available.
Whether you’re buying your first villa, searching for a vacation retreat, or investing in Lowcountry property, as an experienced Bluffton Realtor we are here to help. We specialize in Bluffton condo and villa sales, offering local expertise, neighborhood insights, and personalized guidance to make your real estate search effortless.
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Bluffton FAQs.
Is Bluffton a good place to retire?
Yes — Bluffton, SC is an excellent place to retire, especially for people who want a warm climate, a relaxed coastal lifestyle, and tax-friendly living.
Bluffton offers a mix of charm and convenience — think Spanish moss, river views, golf carts, and friendly neighbors. Popular 55+ communities like Sun City Hilton Head and The Haven at New Riverside offer resort-style living with golf courses, pools, clubs, and social events. The cost of living and property taxes are relatively low, and South Carolina doesn’t tax Social Security income, which stretches retirement savings further.
On the practical side, Bluffton has growing access to medical care, shopping, and dining — plus Hilton Head and Savannah are nearby for additional hospitals and entertainment. The trade-offs? Summers are hot and humid, hurricane insurance can be pricey, and the area’s growth means more traffic and development.
Bottom line: Bluffton is ideal for retirees who love the Lowcountry lifestyle — warm weather, active communities, and water views — as long as they’re comfortable with the coastal climate and planning for future care needs.
What is the richest neighborhood in Bluffton, SC?
The richest neighborhood in Bluffton, SC is Palmetto Bluff — a sprawling, ultra-luxury community known for its multimillion-dollar homes, private riverfront estates, and resort-level amenities. It’s essentially the Lowcountry’s version of a luxury village: elegant architecture, custom estates, private docks, golf, fine dining, and miles of trails surrounded by preserved nature.
Other elite Bluffton neighborhoods include Berkeley Hall, Colleton River, and Belfair, each offering gated golf communities, private clubs, and waterfront living — but Palmetto Bluff consistently sits at the top in both prestige and property value.
Condos and Villas for Sale in Bluffton, SC
Villas and Condos for Sale in Bluffton, SC
Discover the charm of Lowcountry living with condos for sale in Bluffton, SC. Whether you’re looking for a maintenance-free lifestyle, an investment property, or a vacation getaway, Bluffton offers a wide range of condos and villas for sale to fit every lifestyle and budget. From cozy one-bedroom units to spacious luxury villas, these properties feature modern amenities, scenic views, and proximity to golf courses, shopping, and the beaches of Hilton Head Island. Explore all Bluffton condos for sale with updated listings, photos, maps, and HOA details—all in one place.
Waterfront Condos & Villas in Bluffton
If you dream of waking up to serene views of the May River or the tranquil lagoons of the Lowcountry, you’ll love the selection of Bluffton SC waterfront condos for sale. These properties blend elegant coastal design with unbeatable access to boating, kayaking, and waterfront dining. Whether you’re drawn to the laid-back charm of Old Town Bluffton or the resort-style amenities of gated communities like Hampton Lake and Colleton River, condos in Bluffton SC deliver exceptional comfort and value. Start your search today and find your perfect villa for sale in Bluffton, SC, where every sunset feels like a personal invitation to relax.
Why are people moving to Bluffton, SC?
People are moving to Bluffton, SC because it offers a rare mix of charm, value, and lifestyle. It’s the sweet spot between Hilton Head’s beaches and Savannah’s city life, giving residents coastal beauty without the big-city stress or price tags.
Bluffton has that Lowcountry feel — oak trees, rivers, and small-town friendliness — but with modern conveniences like great restaurants, shopping, golf, and good schools. The cost of living is relatively affordable compared to nearby coastal towns, and the area’s growth has brought new amenities, healthcare options, and jobs.
It’s also one of the fastest-growing towns in South Carolina, attracting families, retirees, and remote workers alike who want sunshine, safety, and community. In short, people move to Bluffton for the lifestyle, location, and value — it’s where Southern charm meets smart living.
Is Bluffton, SC a good place to live?
Yes — Bluffton, SC is a great place to live for most people. It’s safe, scenic, and full of Lowcountry charm, offering river views, tree-lined streets, and quick access to Hilton Head’s beaches. The community has strong schools, friendly neighborhoods, and a growing economy that keeps bringing new restaurants, shops, and parks.
The main drawbacks are the higher housing costs, summer humidity, and traffic from rapid growth, especially along Highway 278. Still, most residents say the quality of life, beauty, and sense of community easily outweigh those downsides.
In short: Bluffton blends small-town warmth with resort-style living, making it one of South Carolina’s most desirable places to call home.
How far is Bluffton, SC from the ocean?
Bluffton, SC isn’t directly on the ocean, but it’s only about 10–15 miles (roughly 20–25 minutes) from the beaches of Hilton Head Island. The town sits along the scenic May River, giving residents easy access to boating and water views, even if it’s not technically oceanfront.
In short — you’re close enough to enjoy the beach whenever you want, without paying the higher island prices or dealing with the tourist crowds.
Is Bluffton, SC good for families?
Yes — Bluffton, SC is a great place for families. It’s safe, friendly, and full of things for kids and parents to do together. Families love the small-town feel, top-rated schools like River Ridge Academy and Hilton Head Christian Academy, and the easy access to parks, playgrounds, and the May River for boating and outdoor fun.
The town hosts plenty of community events, festivals, and farmers markets, giving it that close-knit vibe that’s hard to find elsewhere. Bluffton also benefits from being just minutes from Hilton Head’s beaches and about 30 minutes from Savannah, offering big-city access without the chaos.
The main downsides? Housing costs are rising, traffic can get busy as Bluffton grows, and some school zones perform better than others. But overall, it’s one of the most family-friendly towns in South Carolina, with a great balance of nature, community, and opportunity.
Things to Watch / Considerations
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Quality & consistency of schools — while there are some strong elementary programs, performance and resources can vary by zone. Always check the specific school zone when choosing a neighborhood.
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Commute & traffic — as growth continues, traffic and commute times may increase, especially for families with parents commuting to jobs in other towns or cities.
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Cost of living — some neighborhoods, especially waterfront or high-amenity communities, are costly (housing, HOA, maintenance).
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Storms, flooding, and coastal risks — in low-lying areas or near marshes/waterways, flooding and storm impact are concerns to factor into site selection.
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Distance to specialized services — for certain medical specialties or high-level cultural amenities, one may need to travel outside Bluffton.
How expensive is it to live in Bluffton, SC?
Bluffton, SC isn’t cheap — but it’s not outrageously expensive either. The cost of living is about 4–5% higher than the U.S. average, mostly because of housing.
The median home price sits around $500,000–$540,000, driven by strong demand and Bluffton’s rapid growth. Rent prices are also above average, especially for larger homes or properties close to Hilton Head. Everyday expenses like groceries, gas, and utilities are fairly average for the Southeast — not bargain-level, but not eye-watering either.
In short: housing is the premium, lifestyle is the payoff. You’re paying for the Lowcountry setting, safety, charm, and access to beaches and golf — not for inflated city costs. Bluffton feels like a “comfortable upscale” town rather than a “high-cost” one.
Condos For Sale Bluffton SC.
