Bluffton & Hilton Head Real Estate Market Update — August 2026

What the latest MLS data tells us about buying and selling in the Lowcountry

While national existing-home sales edged down and mortgage rates continue to weigh on buyer activity, the Hilton Head and Bluffton market is telling a more nuanced story — one where the top end is actually strengthening even as the overall market cools.

The Big Picture

Across the Hilton Head Area REALTORS® region, new listings fell 6.7% year-over-year to 530, while pending sales rose a notable 13.8% to 485 — a sign that buyer demand hasn't disappeared, it's just working through a tighter, pickier market. Inventory shrank 3.7% to 2,057 units, and the median sales price came in at $539,000, down 5.4% from last year. Homes are also taking longer to sell, with days on market up 8.9% to 134.

Looking at the broader 12-month trend, pending sales across the region are actually up 6.7%, and the price segment showing the strongest growth is $750,001–$1,000,000, where pending sales climbed 14.6%.

Why This Matters for Luxury & Second-Home Buyers

Here's the detail worth paying attention to if you're buying or selling above $750K: detached homes on Hilton Head Island saw their median sales price rise to $1,099,000 in August — up 3.2% year-over-year — even as inventory in that segment shrank more than 20%. That's the opposite direction of the broader market's headline numbers, and it reflects sustained demand for well-positioned luxury properties even in a cooling environment.

Neighborhood Snapshots

• Sun City / Riverbend: 64 closed sales in August at a median price of $506,500, with inventory down 23% year-over-year — a sign of continued steady demand in this 55+ community.
• Spring Island: A rare and notable month — 4 closed sales at a median price of $4,130,000, against just 8 total homes in inventory.
• Bluffton (29910/29909): 208 closed sales, median price $531,225, with inventory down 17.4% — tightening supply in one of the area's most active zip codes.
• Hilton Head condos/villas: Median price rose to $529,000 (+13.8%), even as closed sales dipped, echoing the same "fewer transactions, higher values" pattern seen in detached luxury homes.

The Takeaway

If you're watching the headlines and wondering whether now is the right time to buy or sell in the Lowcountry, the answer depends heavily on where you fall in the market. Entry-level and mid-range segments are cooling and giving buyers more room to negotiate, while the luxury segment — particularly $750K and above — continues to show real resilience.

Have questions about what these numbers mean for your specific situation? I'm happy to walk through the data for your neighborhood or price point.

Full source reports:

• Hilton Head Area Market Indicator & Housing Supply Overview — August 2026
• Town-Level Reports (Bluffton, Hilton Head, Hardeeville)
• Neighborhood/HOA Reports (Sun City, Spring Island, Windmill Harbour & more)

Data © 2026 REsides, Inc. All Rights Reserved. Sponsored by South Carolina REALTORS®. Report © 2026 ShowingTime Plus, LLC. Current as of September 10, 2026.