Market Conditions 2026
Median price $801K, essentially flat year-over-year. Days on market hit 134 in February 2026. Homes selling at 96–97% of list. Inventory up 18% YoY. Buyers have genuine negotiating leverage for the first time since 2022. But the island cannot expand, and the scarcity floor is real.
Community Comparison
| Community | Median | STR Rights | HOA/yr | Best For |
|---|---|---|---|---|
| Sea Pines | $1.3M | High, established program | $2K–$4K+ | Premium yield + golf |
| Palmetto Dunes | $750K–$1.1M | High | $1.5K–$3K | Family resort + yield |
| Forest Beach | $550K–$850K | Very high, minimal HOA | Low/none | Pure yield, accessible entry |
| HH Plantation | $600K–$900K | Restricted | Moderate | Residential, not for rental |
2026 STR Ordinance
Properties 3,600+ sq ft now face fire suppression and parking compliance requirements. SC levies 10% accommodations tax on gross STR revenue. Management fees run 15–25% of gross. Model all three costs before evaluating yield projections.
Comparing Hilton Head to Charleston
Buyers cross-shopping South Carolina's coast often weigh Hilton Head against Charleston. The two markets serve different goals: see Hilton Head vs. Charleston: Which South Carolina Coastal Market Fits Your Goals in 2026? for the full comparison.
