Metro area · South Carolina

Hilton Head Island-Bluffton-Port Royal, SC metro: mortgages and home buyers

2025 home-purchase and refinance statistics for the 2-county Hilton Head Island-Bluffton-Port Royal, SC area (OMB code 25940), from official HMDA records.

In 2025, lenders reported 3,595 home-purchase mortgages for owner-occupied, single-family homes in the Hilton Head Island-Bluffton-Port Royal, SC metro area. The median buyer borrowed $385,000 on a home valued at $475,000 and reported a household income of $133,000.

Buyers financed a median 80% of the home's value (roughly 20% down), paid a median 6.625% on 30-year fixed conventional loans and faced median conventional loan costs of $5,370.

Lenders denied 7.0% of completed home-purchase applications.

Purchase loans

3,595

2 counties

Buyer income

$133,000

U.S. $116,000

Loan amount

$385,000

U.S. $335,000

Down payment

20%

U.S. 10%

30-yr fixed rate

6.625%

U.S. 6.625%

Denial rate

7.0%

Purchase · U.S. 8.5%

Key facts

Home buyers' median income ($133,000) is 15% higher than the U.S. median ($116,000).
Median conventional loan costs ($5,370) were 4% lower than the U.S. median ($5,570).
FHA loans made up 10.9% of purchase mortgages, versus 21.1% nationally.
VA loans were unusually common: 21.1% of purchase mortgages.
55.9% of buyers put at least 20% down (financed 80% or less), compared with 38.5% nationally.
Second homes accounted for 13.7% of first-lien purchase mortgages — a vacation-home market.
The most common age bracket among borrowers was 55–64 (22.5% of purchase loans).
45.7% of purchase mortgages had a single borrower with no co-applicant.
The most-cited reason for denial was debt-to-income ratio (54.2% of denials with a stated reason).

Counties in the metro area

County	Purchase loans	Median loan	Buyer income	30-yr rate	Loan costs	Conforming limit	FHA limit
Beaufort County, SC	2,625	$405,000	$141,000	6.625%	$5,630	$832,750	$638,250
Jasper County, SC	970	$345,000	$113,000	6.625%	$4,430	$832,750	$638,250

Who bought homes in Hilton Head Island

Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.

Purchase loans

3,595

of 3,938 applications

Buyer income

$133,000

Middle half $93,000–$207,000

Home value

$475,000

Middle half $385,000–$695,000

Loan amount

$385,000

Middle half $305,000–$515,000

Down payment

20%

55.9% put 20%+ down

Single borrower

45.7%

No co-applicant

Values are medians; "middle half" is the 25th to 75th percentile.

Loan type

Conventional 67.8% 2,437

FHA 10.9% 391

VA 21.1% 757

USDA 0.3% 10

What the homes were for

Primary residence 81.2% 3,810

Second home 13.7% 642

Investment property 5.1% 238

All first-lien, closed-end purchase mortgages, including second homes and investors.

Borrower age

Under 25 5.2%

25–34 20.1%

35–44 16.6%

45–54 14.3%

55–64 22.5%

65–74 16.1%

75 and over 5.1%

Debt-to-income ratio

Under 20% 4.0%

20–29% 11.7%

30–35% 14.0%

36–42% 24.9%

43–49% 33.9%

50–60% 10.4%

Over 60% 1.2%

Monthly debts (including the new payment) as a share of income, as used in underwriting.

What borrowing cost in Hilton Head Island

Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.

Measure	Hilton Head Island	U.S.
30-year fixed rate · conventional	6.625%	6.625%
30-year fixed rate · FHA	6.125%	6.250%
30-year fixed rate · VA	5.990%	6.125%
15-year fixed rate · conventional	5.895%	5.875%
Rate spread vs. APOR · conventional	+0.12 pts	+0.13 pts
Total loan costs · conventional	$5,370	$5,570
Total loan costs · FHA	$12,150	$11,310
Total loan costs · VA	$9,440	$6,490
Origination charges (all loan types)	$1,600	$1,860
Borrowers paying discount points	42.9%	51.3%
Points paid, when paid (% of loan)	0.87%	0.87%
Borrowers receiving lender credits	32.5%	33.1%
Adjustable-rate mortgages	9.4%	7.4%
Jumbo loans (above conforming limit)	7.2%	3.8%

Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.

Approvals and denials

Hilton Head Island: 275 of 3,938 completed home-purchase applications were denied (7.0%).

Denial rate

Application	Hilton Head Island	U.S.
Home purchase	7.0%	8.5%
Conventional	6.4%	7.1%
FHA	12.2%	12.5%
VA	6.0%	8.0%
USDA	—	12.5%
Refinance	15.2%	17.9%
Cash-out refinance	31.3%	33.6%

Main reason for purchase denials

Debt-to-income ratio 54.2%

Credit history 9.5%

Collateral (appraisal/property) 9.5%

Other 7.0%

Unverifiable information 6.6%

Insufficient cash (down payment/closing costs) 6.2%

Credit application incomplete 5.1%

Employment history 1.8%

First reason the lender reported.

Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.

Refinancing in Hilton Head Island

Refinances

642

Median loan $395,000

Refi rate

6.375%

30-yr fixed, conv.

Refi loan costs

$4,800

Conventional

Cash-out refis

499

Median loan $325,000

Cash-out rate

6.75%

30-yr fixed, conv.

Cash-out income

$111,000

Median borrower

Source: FFIEC/CFPB HMDA 2025 public LAR (derived MSA/MD); OMB July 2023 delineations via the U.S. Census Bureau. Methodology