Sep 2026
$516K
-1.3% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Markets › SC › Hilton Head Island
Hilton Head Island, SC housing market
Hilton Head Island, SC metro median sale price $516K in Sep 2026, down 1.3% year over year.
The median sale price in the Hilton Head Island, SC metro is $516K as of Sep 2026, down 1.3% from a year earlier. The decline is steeper than in most of the 383 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro points the other way: up 2.7% through Q2 2026.
Hilton Head Island has the highest median sale price of the eight South Carolina metros Pecan Street tracks ($516K), ahead of Charleston ($451K). Hilton Head Island has the most median days on market of the eight South Carolina metros (92 days), ahead of Myrtle Beach (82 days). On share of listings with a price cut, Hilton Head Island (30%) ranks 7th of the eight South Carolina metros, between Florence (33%) and Sumter (29%).
Listings spent a median 92 days on market in Sep 2026, the 9th-most of the 385 metros. 30% of active listings carry a price cut, 2.0 points fewer than a year earlier. That share is lower than in most of the 385 metros. Median asking prices sit about 4% below the median sale price.
At the 7.29% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $2,830 a month; at 28% of gross income, that takes about $121K a year. The median sale price equals about 18 years of HUD Fair Market Rent, a ratio down 10.3% from a year earlier. That ratio is higher than in most of the 373 metros. Active listings ask a median $314 per square foot, down 2.5% from a year earlier.
In nine of the 12 ZIP codes in the table below, median list prices are lower than a year earlier; three are higher.
Headline
Oct 15, 2026
7.29%
30-year fixed
Where it comes from
National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.
The same rate appears on every market page.
Principal & interest
$2,830/mo
$121K/yr income needed
How it’s calculated
Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.
Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.
How Hilton Head Island compares to other U.S. metros
| Days on market | ↑9th of 385 (top 3%) |
|---|---|
| Asking-vs-sale gap | ↓264th of 292 |
| Home-price growth | ↓333rd of 383 |
| Price cuts | ↓314th of 385 |
| Price-to-rent | ↑68th of 373 (top 19%) |
Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.
Affordability
| Price-to-rent ratio | ≈ 18 -10.3% YoY ↑68th of 373 (top 19%) |
|---|---|
| Asking price / sq ft | $314 -2.5% YoY |
Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market pressure
| Listings with a price cut | ≈ 30% -2.0 pts YoY ↓314th of 385 |
|---|
The median asking price $497K runs about 4% below the median sale price $516K.
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. Asking is the median list price of active listings (Realtor.com, this month); sale is the headline median of recent closings (Redfin, a rolling 3-month median) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market facts
| ZIPs with listing data | 12 shown of 18 |
|---|---|
| MLS board of record | — |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Sep 2026 |
Recent signals
No signals flagged for this market right now.
Price reconciliation
amber · 4.0ppRedfin (metro) -1.3% | FHFA HPI · Q2 2026 +2.7% |
Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.
More markets in SC
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Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 29902 | $494K↑ | 145↑ | 36↑ | 64↑ | 85↑ | $424K↑ |
| 29906 | $389K↓ | 127↑ | 22↑ | 68↑ | 84↑ | $357K↑ |
| 29907 | $594K↓ | 170↑ | 48↑ | 68↑ | 79↑ | $483K↑ |
| 29909 | $548K↑ | 320↑ | 96↑ | 124↓ | 80↓ | $483K↓ |
| 29910 | $624K↓ | 348↓ | 108↓ | 96↓ | 76↑ | $522K↑ |
| 29915 | $422K↓ | 80↑ | 4↑ | 6↑ | 121↑ | $675K↑ |
| 29920 | $687K↓ | 193↑ | 30↑ | 34↓ | 103↓ | $597K↑ |
| 29926 | $609K↓ | 200↓ | 64↓ | 68↓ | 72↑ | $753K↑ |
| 29927 | $477K↓ | 172↑ | 50↑ | 52↑ | 102↑ | $424K↓ |
| 29928 | $451K↓ | 556↑ | 122↓ | 136↑ | 111↑ | $769K↑ |
| 29935 | $589K↑ | 32↑ | 6↓ | 4↓ | 124↑ | $362K↑ |
| 29936 | $359K↓ | 131↑ | 18↓ | 40↑ | 103↑ | $316K↓ |
ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.