November 2025 Market Insights for Bluffton & Hilton Head
The Lowcountry market is officially operating at a different speed than the last few years. The November 2025 MLS data shows slower pacing, more inventory, and pricing that now varies depending on where you are and what you’re buying. Bluffton is softening, Hilton Head condos are stabilizing, and single-family homes on the Island continue to command higher values.
This is a market shaped by patience, data, and choice — not urgency.
Bluffton Is Resetting
Bluffton continues to adjust after years of upward momentum. Fewer new listings came to market — 167 compared to 182 at the same time last year — and pricing reflected that shift. The median sales price moved from
$592,950 down to $535,395, a noticeable year-over-year correction. Homes are also taking much longer to sell, jumping from
50 days on market to 154 days, which is more than triple the previous pace.
Even with slower pricing and longer timelines, buyers are still active: closed sales actually increased from 162 to
172 sales. That combination — softer pricing plus steady demand — suggests Bluffton is finding balance again.
Condos & Villas on Hilton Head Are Slowing, Not Sliding
The villa and condo segment on Hilton Head cooled in terms of activity. There were fewer new listings — 68 this year versus 85 last November — and fewer closings, down from 71 to 61. But slower activity didn’t translate into falling prices.
Instead, the median sales price
rose slightly from $535,000 to $545,000, while inventory expanded from 349 available units to
405 units, giving buyers a wider selection and more time to decide. Days on market increased from 74 to
127 days, showing that condos are no longer rushing into contract.
This is a steadiness story — not a decline.
Single-Family Homes on Hilton Head Are Still Commanding Value
The detached market on Hilton Head painted a different picture entirely. Even with fewer new listings (71 compared to 80), more single-family homes changed hands — 54 closings versus 45 last year. That rise in activity happened alongside
higher pricing, with the median sales price increasing from
$1,175,000 to $1,215,000.
Like every segment, time on market stretched — from 53 days to
99 days — and inventory rose from 212 homes to
245 available properties. But overall value remains strong, and buyers in this category are still willing to pay for well-located homes.
The Bigger Picture: More Inventory and More Time
Across the full MLS region, November reflected a clear pattern: higher supply, slower closings, and stable-to-slightly-lower pricing. New listings dropped 6.7 percent, pending sales rose 7.6 percent, and median pricing dipped 1 percent — from
$545,195 to $540,000.The most dramatic change came in market pace: days on market jumped from 57 to
138 days, and available inventory rose 10 percent, reaching
1,932 homes.
The rush is gone. The market is breathing again.
What This Means Going Into 2026
This isn’t a downturn — it’s normalization. Buyers finally have time to evaluate options rather than compete under pressure. Sellers can still succeed, but strategy matters more than speed. Property condition, pricing accuracy, and presentation will shape outcomes.
Bluffton may see continued price sensitivity. Hilton Head’s condo market looks steady. Hilton Head single-family homes remain the strongest performer by price growth and buyer follow-through.
All signs point to a calmer, more predictable 2026.
Where Local Data Matters Most
Neighborhood performance is now more important than regional averages. Sea Pines will not behave like Palmetto Dunes. Shipyard will not trend like Hilton Head Plantation. Sun City, Hampton Lake, and Oldfield each have their own pricing rhythms, buyer pools, and sales timelines.
If you want meaningful real estate insight — it starts at the community level.
Want the numbers for your neighborhood?
Ask for a local pull and I’ll send:
- current pricing
- days-on-market
- inventory levels
- recent sales activity
Real decisions start with real data — and right now, the Lowcountry has plenty to work with.
