Beaufort vs Hilton Head Island: Housing Costs in South Carolina
Side-by-side comparison of home prices, mortgage payments, and housing costs between Beaufort and Hilton Head Island, South Carolina. Using South Carolina's 0.57% property tax rate and $2,600/year insurance. Updated for 2026.
Metric
Beaufort
Hilton Head Island
Median Home Price
$385K
$575K
Population
14,006
40,512
Average Rent
$1,480/mo
$2,050/mo
Est. Monthly Mortgage (P&I)
$2,190/mo
$3,271/mo
Est. Monthly Property Tax
$183/mo
$273/mo
Est. Monthly Insurance
$217/mo
$217/mo
Est. Total PITI
$2,734/mo
$3,976/mo
Price-to-Rent Ratio
21.7
23.4
Verdict
Beaufort is significantly more affordable than Hilton Head Island, with homes priced 33% lower on average. That translates to $1,242/month in savings on your total housing payment. For budget-conscious buyers in South Carolina, Beaufort offers a much more accessible path to homeownership.
Monthly Payment Comparison
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI. Uses South Carolina's 0.57% property tax rate.
Beaufort
Home Price$385,000
Down Payment (10%)$38,500
Loan Amount$346,500
Monthly P&I$2,190
Monthly Property Tax$183
Monthly Insurance$217
Monthly PMI$144
Total PITI$2,734/mo
Annual property tax: $2,194
Hilton Head Island
Home Price$575,000
Down Payment (10%)$57,500
Loan Amount$517,500
Monthly P&I$3,271
Monthly Property Tax$273
Monthly Insurance$217
Monthly PMI$216
Total PITI$3,976/mo
Annual property tax: $3,278
Buying in Beaufort saves you approximately $1,242/month ($14,904/year) compared to Hilton Head Island, based on median home prices with identical loan terms.
Which City Is Better For...
First-Time Buyers
Beaufort is the better choice for first-time buyers, with a median price of $385K versus $575K in Hilton Head Island. That's $190K less to save for a down payment. You'd need roughly $13K for an FHA 3.5% down payment in Beaufort, compared to $20K in Hilton Head Island. South Carolina offers the SC Housing Palmetto Home program (Up to $8,000 forgivable) which applies in both cities.
Real Estate Investment
Beaufort has the better price-to-rent ratio at 21.7x versus 23.4x in Hilton Head Island. A lower ratio generally signals better rental income relative to purchase price. Average rent in Beaufort is $1,480/month on a $385K median home, making it a stronger candidate for buy-and-rent investors.
Families
Hilton Head Island (pop. 40,512) offers more amenities, schools, and services typical of a larger city, while Beaufort (pop. 14,006) may offer a quieter, more community-oriented lifestyle. Families on a budget may prefer Beaufort, where lower housing costs free up more income for childcare, education, and savings.