Bluffton, SC — Momentum Score, Home Values & Best-For

All states·South Carolina·Bluffton

Beaufort County · Hilton Head Island-Bluffton · population 36,146

InvestorsGrowing fast
Bluffton, SC
Image: Wikipedia · Bluffton, South Carolina
OverviewCost of livingMoving guide
View watchlist →
69
Rising
Momentum score · 0–100

Where Bluffton stands

Averaging 7.4% annual growth over 5 years. population growing 6.9% per year. rents up 5.7% in the last year.

Median home $497,956
1-year -2.3%
5-yr CAGR +7.4%
vs 5-yr peak -2.7%
Population +6.9%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2024-11$498k$264k$353k$443k$532k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
82/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,351/mo$1,529$2,010$2,492202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent143145100120140202220242026

Rent vs buy

Price-to-rent ratio: 17.6
Lean buy

At a 17.6 price-to-rent ratio, Bluffton is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
38 · w22%
Home 5-yr CAGR
76 · w22%
Distance from peak
74 · w18%
Population growth
90 · w16%
Rent YoY
83 · w12%
Home 10-yr CAGR
66 · w10%
Long thesis

Bluffton has been growing population at 6.9% per year while home values compounded +7.4% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.

Short thesis

Bluffton's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Bluffton

Bluffton is a city in Beaufort County, South Carolina, with an estimated population of 36,146. It anchors the Hilton Head Island-Bluffton metro area. The population has grown 6.9% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Bluffton is $497,956 as of 2026-04, down 2.3% over the last 12 months. Over the last five years, home values have averaged +7.4% annual growth (-2.7% from the 5-year peak). Rents in Bluffton average $2,351 per month, up 5.7% year-over-year. The composite momentum score is 69 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 6.9% per year since 2020 — that’s faster than ~80% of US cities.
●Healthy 5-year run: +7.4% annualized over 5 years, outpacing US inflation.
●Held the highs: currently -2.7% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 5.7% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

●Cooling: -2.3% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Bluffton (Wikipedia)

Bluffton is a town in southern Beaufort County, South Carolina, United States. The population as of the 2020 census was 27,716, an increase of over 120% since the 2010 census, making it the 17th-most populous municipality and one of the fastest growing municipalities in South Carolina. It is primarily located around U.S. Route 278 between Hilton Head Island and Interstate 95. Bluffton is a principal town within the Hilton Head Island metropolitan area.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Beaufort County right now.

NWS active alerts (SC)South Carolina Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Beaufort County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Bluffton

Conway, SC67 · RisingMoncks Corner, SC71 · RisingFort Mill, SC68 · RisingMyrtle Beach, SC61 · Stable

Run the numbers for Bluffton

ToolCan I afford Bluffton?Income → city shortlistToolROI on a Bluffton rentalCap rate, cash-on-cash, DSCRToolCompare Bluffton to anywhereSide-by-side up to 3 citiesToolBluffton cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
57° / 36°
avg high / low
Summer (Jul)
91° / 71°
avg high / low
Sunny days/yr
220
~60% of year
Annual precip
50″ rain
2″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
High
Tornado
Moderate
Wildfire
Low
Earthquake
Low
Flood
High

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Bluffton listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Hilton Head Island-Bluffton area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
73%
Humid climate
Median household income
$63,600
South Carolina state median
Top industries (state-level)
Manufacturing (auto)TourismHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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