Discover historic charm, walkable living, and May River breezes in the heart of Bluffton, SC.
Old Town Bluffton: Where History, Waterfront Living & Small-Town Energy Meet
Old Town Bluffton isn’t just a place to live- it’s a lifestyle wrapped in live oaks, art galleries, river sunsets, and walk-to-everything convenience. Centered along the May River and known for its friendly, easygoing atmosphere, this historic district blends Lowcountry character with the modern amenities buyers want today.
Old Town Bluffton real estate includes historic district homes, May River cottages and classic downtown Bluffton properties that offer rare charm and strong long term value. The blend of walkability, river views and preserved Lowcountry architecture makes this one of Bluffton’s most desirable neighborhoods.
Whether you’re looking for a front-porch cottage, a renovated home with walkability, a waterfront retreat, or an investment opportunity in Bluffton’s most in-demand neighborhood, Old Town delivers the perfect mix of charm and convenience.
Homes for Sale in Old Town Bluffton, SC
Homes in Old Town Bluffton range from historic 1800s cottages to newer homes built with timeless Lowcountry architecture. Buyers often look for:
- Wraparound porches
- Heart-pine floors & preserved beams
- Cottage and bungalow designs
- Riverfront properties
- Walkable locations near shops & restaurants
- Mixed-use and residential zoning options
- Rare new-construction homes in the historic core
Inventory moves quickly- and when a good property hits the market, it tends to attract multiple offers.
Old Town Bluffton Home Prices
Old Town Bluffton is one of the most desirable areas in the Lowcountry, and pricing reflects its popularity and limited supply.
Typical price ranges include:
- Cottages: mid $600s – $1.2M+
- Larger historic or renovated homes: $1M – $2.5M+
- Waterfront May River properties: $3M – $8M+
- Vacant lots (rare): $400s – $1M+ depending on location
Because inventory is so limited, values tend to rise faster than other Bluffton neighborhoods.
If you’re also researching luxury opportunities, compare nearby Palmetto Bluff Real Estate just minutes from Old Town.
If you’re comparing Old Town to other Bluffton neighborhoods, explore our full guide to Bluffton homes for sale for detailed insights on price ranges, community amenities and current market conditions.
Old Town Bluffton Real Estate Trends
Old Town Bluffton is one of the strongest and most stable micro markets in the Lowcountry. Inventory remains limited throughout the year and demand stays consistent because of the walkability, the historic character and the May River setting.
Key performance trends include:
- Days on market
- Well priced homes often sell within fifteen to forty days depending on condition and proximity to the river.
- List to sale price
- Homes often close at ninety seven to one hundred one percent of the asking price especially if they are updated or located within easy walking distance of restaurants and shops.
- Appreciation
- Values in Old Town Bluffton have shown steady long term growth over the past decade since the area has very limited supply and strong buyer demand.
- Inventory
- There are usually very few homes available at one time. It is common to see fewer than five active listings in the walkable core.
Compared with many other Bluffton neighborhoods, Old Town shows tighter inventory and shorter days on market which confirms its position as a top choice for long term buyers. Buyers often describe Old Town Bluffton as a secure and reliable long term investment with classic Lowcountry appeal.
REALTOR market reports.
Schools, Zoning and Ideal Buyers for Old Town Bluffton
Old Town Bluffton is part of the Beaufort County School District with easy access to Bluffton Elementary School, Bluffton Middle School and Bluffton High School. Families appreciate the walkability, the river access, the parks and the ability to reach Wright Family Park along with local restaurants and shops without long drives.
The neighborhood includes a thoughtful blend of historic preservation areas, residential streets and mixed use zoning. This gives the community a unique character with classic cottages, restored historic homes, small businesses, live and work properties and occasional newer infill homes that meet the design requirements of the Town of Bluffton.
Old Town Bluffton is well suited for a wide range of buyers, including:
- Families who want a walkable daily lifestyle
- Retirees looking for charm and convenience
- Second home owners who want to stay near events and the May River
- Buyers who prefer a simple lock and leave property without large association rules
The entire area feels like a warm and friendly river village with comfort, walkability and character all in one place.
Why Buyers Love Old Town Bluffton
- Walkable, village-style living- stroll to cafés, shops, galleries, farmers markets, and restaurants.
- Located along the scenic May River- ideal for kayakers, boaters, and sunset lovers.
- Historic architecture & restored cottages, each with its own Lowcountry personality.
- Golf-cart friendly lifestyle- yes, this is a real “Old Town perk.”
- Thriving arts and culture scene- galleries, events, music, and seasonal festivals.
- Close to Hilton Head beaches while enjoying Bluffton’s lower taxes and daily convenience.
- High demand + limited inventory- strong long-term appreciation and investment potential.
Living in Old Town Bluffton
Life here is charmingly simple- the kind of place where neighbors wave from golf carts and restaurant patios fill with live music by sunset. A few daily perks:
- Thursday Farmers Market
- Oyster roasts, art festivals, and food events
- Wright Family Park & May River access
- Boutique restaurants and wine bars
- Historic churches and preserved landmarks
- Quick drives to Hilton Head Island, Savannah, and Beaufort
If you want a walkable, river-inspired lifestyle with Lowcountry soul, Old Town Bluffton is unmatched.
Buyers who prefer more amenities or gated living often explore Bluffton Gated Communities, while those looking for lower-maintenance ownership may browse Bluffton Condos & Villas for Sale.
Short Term Rentals and Local Regulations
Short term rental guidelines in Old Town Bluffton vary from street to street because of historic preservation rules, residential districts and mixed use areas. Some properties in the heart of the commercial core allow short term rentals with proper permits, while others are reserved for long term residents or full time owners.
General patterns include:
- Historic preservation streets often have stricter rental requirements
- Mixed use blocks near shops and galleries offer more flexibility
- Newer infill homes may follow updated rules that differ from older parts of the district
Any buyer considering short term rentals should confirm:
- Street specific rules
- Required permits from the Town of Bluffton
- Any neighborhood or property level regulations
These guidelines help maintain the peaceful and consistent feel that makes Old Town Bluffton so appealing to full time residents and seasonal owners.
Explore More Bluffton Homes For Sale | Bluffton Real Estate
To understand how Old Town fits into the wider market, here are related Bluffton guides:
Old Town Bluffton – Frequently Asked Questions
Is Old Town Bluffton a good place to live?
Yes- Old Town Bluffton is one of the most beloved neighborhoods in the Lowcountry thanks to its walkability, May River access, local restaurants, historic charm, and vibrant community events making it some of the most sought after Bluffton real estate.
Is Old Town Bluffton walkable?
Yes. Old Town Bluffton is very walkable with golf cart friendly streets and easy access to restaurants, galleries, parks and shops around the May River.
Are there HOA fees in Old Town Bluffton?
Most homes for sale in Old Town Bluffton SC do not fall under a traditional HOA, but some streets, mixed use buildings and infill developments may include small fees.
What types of homes are available in Old Town Bluffton?
Old Town Bluffton features historic cottages, renovated homes, newer infill construction, mixed-use residential options, and a limited number of highly sought-after May River waterfront homes or “homes for sale in downtown”. There are also Old Town condos for sale and Old Town townhomes for sale.
Can you buy waterfront property in Old Town Bluffton?
Many Old Town homes for sale have access to the May River, but true waterfront properties are very limited which makes them some of the most desirable and valuable homes in the Old Town Bluffton real estate market.
How much do homes in Old Town Bluffton typically cost?
Prices generally range from the mid-$600s for smaller cottages to $2.5M+ for larger renovated properties. May River waterfront estates can exceed $3M–$8M depending on lot size, views, and features- depending on the Old Town real estate market.
Are short-term rentals allowed in Old Town Bluffton?
Short-term rental rules vary by street and zoning. Some areas allow vacation rentals, while others fall under more restrictive historic or residential regulations. Buyers should verify with the Town of Bluffton and their real estate agent.
