By John Campbell
The Bluffton real estate market has settled into a steadier rhythm after the frenzy of recent years. Prices are holding in most months, homes are taking longer to sell, and new listings remain scarce. This update breaks down the key numbers and local trends shaping the Lowcountry in 2026.
Key Takeaways
- Bluffton's median sold price was $574,640 in June 2026, up 5.4 percent from a year earlier.
- Average days on market ran 122 to 133 days from May through July, well above last year's pace.
- Sellers received roughly 97 percent of list price, and new listings fell 8.7 to 14.0 percent year over year.
- South Carolina assesses legal residences at 4 percent and second homes at 6 percent, which affects ownership costs.
Prices and Sales Pace Through Mid-2026
Bluffton's market has moved from frenzy to balance, with prices holding while homes take longer to sell. Monthly reports for ZIP codes 29910 and 29909 show the pattern clearly.
Key Numbers From Recent Months
- Median sold price was $547,458 in May, $574,640 in June, and $506,950 in July, with June and July up 5.4 percent and 3.7 percent from a year earlier.
- Average days on market ran 122 in May, 133 in June, and 127 in July, increases of 82.1, 77.3, and 35.1 percent year over year.
- Sellers received an average of 97.6 percent of list price in May, 97.0 percent in June, and 97.2 percent in July, so negotiation room is modest.
- Homes sold rose 1.4 percent in May, 17.1 percent in June, and 3.8 percent in July, which shows demand remains active despite longer timelines.
Longer timelines do not mean weak pricing, so sellers who price accurately can still capture strong results.
Inventory and Buyer Leverage Across the Lowcountry
Supply remains tight even as sales take longer. Regional data shows how Bluffton fits the wider Hilton Head and Lowcountry picture.
Supply Signals to Watch
- New listings in ZIP codes 29910 and 29909 fell 14.0 percent in May, 8.7 percent in June, and 12.0 percent in July compared with a year earlier.
- Area-wide Hilton Head, Bluffton, and Lowcountry data for August 2026 showed 2,057 homes for sale, down 3.7 percent, with 4.4 months of supply.
- That August report showed a $539,000 median sales price, down 5.4 percent, while the average sales price rose 16.2 percent to $844,239, pointing to strength at the high end.
- Movoto's August 2026 data for Bluffton showed 271 homes sold versus 221 a year earlier, with an average of 110 days on market versus 78.
With inventory limited, well-priced homes in good condition still attract serious buyers.
Neighborhoods and Property Types Shaping Demand
Bluffton offers everything from historic walkable streets to luxury resort living and new-construction communities. Price points vary widely by setting.
Where Buyers Are Looking
- Old Town Bluffton, a National Register Historic District since 1996, offers homes from the high $400,000s to over $2 million for May River waterfront, with fewer than five active listings in the walkable core.
- Old Town's Calhoun Street offers galleries, shops, a Thursday Farmers Market, and the Church of the Cross, built in 1857, while Oyster Factory Park sits nearby on the May River.
- Wright Family Park, on Calhoun Street along the May River, includes the Garvin-Garvey Freeman's Cottage, which preserves an important chapter of local history.
- Redfin currently shows 61 new homes for sale in Bluffton at a median listing price of $599,000, while 24 townhouses list at a median of $363,000.
Palmetto Bluff, home to the Montage resort on the May River, anchors the luxury end of the market.
What Buyers and Sellers Should Do Now
The 2026 market rewards preparation and realistic pricing. Tax rules and timing add details worth planning for.
Action Steps for 2026
- Sellers should price accurately from day one, since area-wide days on market rose 28.9 percent to 125 in July 2026 and sellers received 97.2 percent of list price.
- Buyers can use longer timelines to negotiate on repairs, closing costs, and timing, especially in segments where homes average more than 100 days on market.
- South Carolina assesses a legal residence at 4 percent and second homes or rentals at 6 percent, and a new owner defaults to 6 percent until applying, with applications generally due by January 15.
- Legal residences also receive an exemption from school operating taxes under Act 388, which can significantly reduce owner-occupant tax bills.
Pair market data with an in-person walk-through of each property to judge condition, flood exposure, and fees.
FAQs
What is the Bluffton real estate market like in 2026?
It is balanced and slower, with homes averaging 122 to 133 days on market from May through July and sellers receiving about 97 percent of list price.
Are Bluffton home prices rising or falling?
Median sold prices were up 5.4 percent in June and 3.7 percent in July from a year earlier, while the broader Lowcountry median sales price fell 5.4 percent in August.
Is now a good time to buy in Bluffton?
Longer days on market and sale-to-list ratios near 97 percent give buyers room to negotiate, though limited new listings keep well-priced homes competitive.
Make Your Lowcountry Move With John Campbell
For more than 14 years, I have been buying and selling my own residential homes, investment properties, and land on and around the island, so I know this market from the inside. I am a proud 7th-generation Gullah Native to Hilton Head Island, and my family's history and roots run deep here. That heritage fuels my passion for the island, its history, and its ever-changing housing market. As a luxury real estate specialist with years of experience and a track record of success, I am here to exceed your expectations.
Connect with John Campbell today.
Connect with John Campbell today.
