1,617 homes closed across Hilton Head Island between July 2, 2025 and July 2, 2026, based on closed-sale records across the local MLS service area. Split that number by property type and a very different picture opens up: single-family homes carried a median close price of $985,000, while villas and condos closed at a median of $500,000 — roughly half. Blend those two figures into one area-wide median and the result describes neither product.
The same logic applies at the neighborhood level. A resort-villa corridor like Forest Beach or Folly Field reports a very different "typical home price" than a single-family enclave like Moss Creek, even though both sit inside the same broader Hilton Head market. Below is the closed-sale data broken out both ways — by neighborhood and by property type — for the 12-month period ending July 2, 2026.
Quick Facts
- Homes closed: 1,617 across Hilton Head Island — 733 single-family, 825 villas/condos, 59 townhomes
- Period: July 2, 2025 – July 2, 2026 (12-month closed-sale window)
- Single-family median: $985,000 · 37 median days on market · $387 per square foot
- Villa/condo median: $500,000 · 64 median days on market · $446 per square foot
- Townhome median: $835,000 · 34 median days on market · $506 per square foot
- Source: closed-sale MLS records across the Hilton Head service area, not one brokerage's book of business
- Documented: July 8, 2026
- Validation: every closing classified by MLS property-type code; land, RV-resort lots, garages, and mobile homes excluded from the "home" count
Neighborhood by Neighborhood, Segmented by Property Type
Six neighborhoods carried enough closed volume in the period to segment reliably by property type; smaller pockets of the island didn't clear the reporting threshold and aren't broken out individually here.
| Neighborhood | Closed homes | Single-family (n · median) | Villa/condo (n · median) | Townhome (n · median) |
|---|---|---|---|---|
| Sea Pines | 263 | 123 · $1,399,000 | 114 · $822,500 | 26 · $1,145,000 |
| Hilton Head Plantation | 207 | 179 · $879,900 | 28 · $733,500 | — |
| Forest Beach | 185 | 14 · $1,537,500 | 171 · $460,000 | — |
| Palmetto Dunes/Shelter Cove | 163 | 31 · $1,803,000 | 131 · $730,000 | — |
| Folly Field | 99 | too few to report | 95 · $320,000 | — |
| Moss Creek | 80 | 76 · $854,500 | too few to report | — |
A few patterns stand out immediately. Sea Pines and Palmetto Dunes/Shelter Cove both anchor at the high end of the island's single-family band — $1,399,000 and $1,803,000 medians, respectively — while Forest Beach and Folly Field are effectively villa/condo markets, with single-family volume too thin in Folly Field's case to report a reliable median at all.
What Gets Lost When Neighborhoods Report One Blended Median
Forest Beach is the clearest illustration of why this matters. Of its 185 closings, 171 were villas or condos with a median price of $460,000, and 14 were single-family homes with a median of $1,537,500. Combine those into a single area median and the result sits close to the villa number, simply because villas outnumber single-family sales roughly twelve to one in that neighborhood. The handful of single-family closings — including some of the highest price-per-square-foot sales on the island at $742 — disappear into the average instead of registering as their own segment.
Palmetto Dunes/Shelter Cove shows the same pattern from the other direction: 131 villa and condo closings at a $730,000 median sit alongside 31 single-family closings at $1,803,000 — a gap of more than $1 million between the two products inside the same neighborhood boundary. A buyer comparing "median home price" across neighborhoods without knowing which product mix produced that number is comparing figures that don't describe the same product.
Segmenting by property type also changes which neighborhoods actually look comparable to each other. For anyone weighing oceanfront or deep-water property in this price band, the difference between the two comes down to more than proximity to sand — property type inside a given neighborhood moves the number as much as location does.
Sea Pines and Hilton Head Plantation: The Two Highest-Volume Neighborhoods
Sea Pines led the island with 263 closed homes in the period — the highest volume of any neighborhood in this data set, split across all three product types. Single-family homes there closed at a median of $1,399,000, with a median 33 days on market and $629 per square foot. Villas and condos closed faster, at a median 27 days, for a median price of $822,500. The 26 townhome closings carried the shortest days-on-market of any segment on this list, at 12 days, with a $1,145,000 median.
Hilton Head Plantation posted the second-highest volume at 207 closings, with a different product mix: 179 of those were single-family homes, against only 28 villas and condos. The single-family median there, $879,900, sits well below Sea Pines' single-family number, and the median days on market was tighter too — 26 days versus 33. The villa/condo segment in Hilton Head Plantation, by contrast, carried a median 75 days on market — nearly three times its single-family segment's 26 days — on a much smaller pool of only 28 closings.
For buyers weighing these two neighborhoods against each other, the practical read is that Sea Pines offers volume and choice across single-family, villa/condo, and townhome product, while Hilton Head Plantation reads closer to a single-family market with a thin villa/condo layer on top. The complete guide to buying luxury real estate on Hilton Head Island covers how to weigh that kind of product mix against price tier and community amenities.
Forest Beach, Palmetto Dunes/Shelter Cove, and Folly Field: The Resort-Villa Corridor
These three neighborhoods sit closest to the beach and the resort amenity base, and the data reflects it: villas and condos dominate closing volume in all three, while single-family sales are either a small slice (Forest Beach, Palmetto Dunes/Shelter Cove) or too thin to report on their own (Folly Field).
Folly Field closed 99 homes in the period, 95 of them villas or condos, at a median of $320,000 — the lowest villa/condo median of any neighborhood in this data set, and also the slowest-moving segment reported here, at a median 111 days on market. Forest Beach's villa/condo segment moved faster, at 79 median days, for a higher median price of $460,000. Palmetto Dunes/Shelter Cove's villa/condo segment moved faster still — 49 median days — at $730,000, more than double Folly Field's number for the same product type.
That price-and-pace gradient — Folly Field, then Forest Beach, then Palmetto Dunes/Shelter Cove — roughly tracks amenity access and walkability to the beach and resort core. It's also consistent with how Hilton Head's investment and rental market has typically priced villa and condo inventory relative to location. Buyers evaluating a villa or condo as an income property tend to weigh days-on-market and price-per-square-foot alongside sale price, since both factor into how the unit is likely to perform once it's back on the market as a rental.
Moss Creek: A Single-Family Market With Almost No Villa Layer
Moss Creek closed 80 homes in the period, and 76 of them were single-family — one of the most single-family-concentrated neighborhoods in this data set. The median close price was $854,500, with a median 47 days on market and $347 per square foot, the lowest price-per-square-foot figure of any segment reported here. Villa and condo volume in Moss Creek didn't clear the threshold needed to report a separate median, which is itself a data point: Moss Creek reads as a golf-community, single-family market in this data set.
That distinction matters for anyone using Moss Creek's numbers as a comparison point. A $347 price-per-square-foot single-family median next to Hilton Head Plantation's $373 or Sea Pines' $629 reflects differences in proximity to the beach, gate access, and amenity package as much as house size — the three neighborhoods sit on different points of the island's single-family price spectrum.
The $1 Million Luxury Tier
Of the 1,617 homes that closed, 458 — about 28 percent — sold for $1 million or more, at a median of $1.32 million. That tier is not spread evenly across the island; it concentrates where the single-family inventory does. More than half of Sea Pines closings (51 percent) and over a third in Palmetto Dunes/Shelter Cove (37 percent) cleared $1 million, compared with 14 percent in Forest Beach and 4 percent in Folly Field. Because the $1 million-plus market is overwhelmingly single-family, that concentration tracks the by-type medians almost exactly.
The practical consequence for anyone buying or selling above $1 million: the relevant comparison set is neither "Hilton Head" nor even a neighborhood's blended median, but the $1 million-plus single-family segment inside a specific community. A $1.3 million home in Forest Beach and a $1.3 million home in Palmetto Dunes sit in very different parts of their local price distributions, and the median that matters is the one drawn from the same tier and property type.
What the Segmentation Means for Buyers and Sellers
The practical takeaway from six neighborhoods of data is narrow but useful: a "median home price" is only meaningful when it's tied to a specific product type and a specific neighborhood, not the island as a whole. A buyer comparing a $500,000 villa against a $985,000 single-family home is weighing two different products, with different carrying costs, different rental profiles, and — based on this data — different time-on-market expectations.
For sellers, the days-on-market patterns are worth noting without reading them as a signal to act on a particular timeline. Single-family homes in the neighborhoods reported here moved in a 26-to-65-day median window; villas and condos moved in a 27-to-111-day median window — a wide range on both sides, and the two overlap more than a simple "villas move slower" rule would suggest. Sea Pines is the clearest example: its villa/condo segment (27 days) actually moved faster than its own single-family segment (33 days), the opposite of the pattern in Hilton Head Plantation, Forest Beach, and Palmetto Dunes/Shelter Cove. That range reflects inventory depth and buyer-pool size for each product type inside each specific neighborhood more than it reflects a single island-wide trend.
Anyone comparing neighborhoods for a purchase should ask which product type produced the number they're being quoted before comparing headline prices against each other. Segmentation by property type — not just by neighborhood — is the difference between a market read that's actually useful and one that averages two different housing products into a number that fits neither. For a broader read on where else this kind of neighborhood-level detail matters, the 5 best neighborhoods for investment on Hilton Head Island walks through community-by-community positioning from an investment angle.
Donna Gilmore is Director of Operations at COAST brokered by eXp Realty, the #1 eXp Mega Icon Team in South Carolina. She tracks Hilton Head Island's closed-sale data by neighborhood and property type to keep buyers and sellers working from real numbers instead of blended averages. For more on how product type and location interact on Hilton Head, read The Complete Guide to Buying Luxury Real Estate on Hilton Head Island or Hilton Head Island Real Estate Investment Guide: ROI, Rentals & Appreciation.
Common Questions
Frequently Asked Questions
How many homes closed on Hilton Head Island in the most recent 12-month period, and how are they classified?
1,617 homes closed across Hilton Head Island between July 2, 2025 and July 2, 2026, based on closed-sale records across the local MLS service area. Of those, 733 were single-family homes, 825 were villas or condominiums, and 59 were townhomes. Land parcels, RV-resort lots, garages, and mobile homes were excluded from the count because they aren't housing product.
What's the median sale price for a single-family home versus a villa or condo on Hilton Head Island?
The median closed price for a single-family home was $985,000, compared to $500,000 for a villa or condo, over the same 12-month period. Single-family homes also sold faster overall, with a median of 37 days on market versus 64 days for villas and condos. That single-family premium holds in each of the four neighborhoods with enough closed volume to report both segments, which is why blending single-family and villa/condo sales into one area-wide median produces a number that doesn't describe either product accurately.
Which Hilton Head neighborhood had the most closed home sales?
Sea Pines led with 263 closed homes, split across single-family homes (123, median $1,399,000), villas and condos (114, median $822,500), and townhomes (26, median $1,145,000). Hilton Head Plantation followed with 207 closings, and Forest Beach was third with 185.
Do villas and condos always take longer to sell than single-family homes on Hilton Head Island?
Not consistently. In three of the four neighborhoods with enough volume to report both segments — Hilton Head Plantation, Forest Beach, and Palmetto Dunes/Shelter Cove — villas and condos carried a longer median days-on-market than single-family homes in the same neighborhood, ranging from 49 to 79 days versus 26 to 65 days. Sea Pines was the exception: its villa/condo segment sold in a median 27 days, faster than its own single-family segment at 33 days.
Why are single-family and villa/condo sales reported separately instead of one blended median?
On Hilton Head Island, a single-family home and a villa or condo are different products with different price bands, different carrying costs, and, in several neighborhoods, different time-on-market patterns. Blending them into one area-wide median — as in Forest Beach, where villas outnumber single-family sales roughly twelve to one — produces a number that sits close to the villa price and effectively erases the single-family segment from view. Segmenting by property type, classified from MLS property-type codes, keeps both products visible at the neighborhood level.
Donna Gilmore
Director of Operations · COAST brokered by eXp Realty
Donna Gilmore is a licensed South Carolina REALTOR® and Director of Operations at COAST brokered by eXp Realty (Hilton Head Island + Bluffton, South Carolina). She built COASTclaw — the first documented team-level production multi-agent agentic AI operations platform in luxury residential real estate — and authored the Systems to Scale™ methodology. Learn more →