Measured FHFA data · through 2025
Home appreciation in Hilton Head Island, SC
Home prices in the Hilton Head Island-Bluffton-Port Royal, SC area rose +12.4% a year over the five years ending 2025, by the FHFA all-transactions index, against +10.7% a year for South Carolina as a whole. That is 1.7 points a year ahead of the state index.
The pace, three windows
1-year
+5.9%
2025 over 2024. South Carolina: +5.0%.
5-year, per year
+12.4%
Compound annual pace, 2020 to 2025. South Carolina: +10.7%.
10-year, per year
+8.8%
+131.7% in total since 2015. South Carolina: +8.0%.
20 years against South Carolina
Among the 409 metros with enough history to measure, that places Hilton Head Island, SC 5th nationally and 1st of the 8 measured metros in South Carolina. The last five years ran faster than the decade: +8.8% a year over ten years, +131.7% in total. Within the window shown, the index peaked in 2007, fell 27.4% to its 2013 low, and regained the 2007 level in 2020. The strongest single year in the window was 2022 at +22.4%, and the weakest was 2010 at -9.6%. In 2025 alone the index moved +5.9%, against +5.0% for the state.
Year by year
| 2005 | 100.0 | — | 100.0 |
|---|---|---|---|
| 2006 | 113.8 | +13.8% | 107.6 |
| 2007 | 118.2 | +3.8% | 112.4 |
| 2008 | 113.9 | -3.7% | 113.1 |
| 2009 | 107.0 | -6.0% | 110.4 |
| 2010 | 96.7 | -9.6% | 105.4 |
| 2011 | 90.0 | -6.9% | 101.1 |
| 2012 | 87.4 | -2.9% | 100.0 |
| 2013 | 85.8 | -1.8% | 100.4 |
| 2014 | 88.8 | +3.4% | 102.7 |
| 2015 | 94.5 | +6.5% | 107.9 |
| 2016 | 98.9 | +4.7% | 113.3 |
| 2017 | 104.0 | +5.1% | 119.4 |
| 2018 | 110.3 | +6.1% | 126.3 |
| 2019 | 115.9 | +5.0% | 133.0 |
| 2020 | 122.1 | +5.3% | 140.1 |
| 2021 | 141.7 | +16.1% | 159.6 |
| 2022 | 173.5 | +22.4% | 192.2 |
| 2023 | 198.7 | +14.5% | 208.6 |
| 2024 | 206.7 | +4.1% | 222.2 |
| 2025 | 219.0 | +5.9% | 233.3 |
The 8 measured metros in South Carolina
| # | ||||
|---|---|---|---|---|
| 1 | Hilton Head Island-Bluffton-Port Royal, SC | +5.9% | +12.4% | +8.8% |
| 2 | Charleston-North Charleston, SC | +4.1% | +11.6% | +9.0% |
| 3 | Myrtle Beach-Conway-North Myrtle Beach, SC | +4.7% | +11.0% | +7.9% |
| 4 | Greenville-Anderson-Greer, SC | +4.8% | +10.8% | +8.5% |
| 5 | Spartanburg, SC | +3.6% | +10.8% | +8.3% |
| 6 | Columbia, SC | +4.5% | +10.1% | +7.1% |
| 7 | Sumter, SC | +8.3% | +9.3% | +6.5% |
| 8 | Florence, SC | +6.8% | +8.5% | +5.6% |
Source & method: Metro figures: FHFA quarterly all-transactions index for metropolitan statistical areas and metropolitan divisions, annualized as the mean of the four quarterly (NSA) values. State figures: FHFA quarterly all-transactions index, annualized as the mean of the four quarterly (NSA) values. “5-yr /yr” and “10-yr /yr” are compound annual growth over the window ending 2025; all figures are nominal. Data published by the FHFA House Price Index; this edition compiled 2026-09-07. Educational data, not investment advice.
See the South Carolina row in the state rankings, the county rankings, and, for why one metro number hides so much, why two homes in the same ZIP code appreciate differently.
Frequently asked questions
How fast have home prices risen in Hilton Head Island, SC?
+12.4% a year over the five years ending 2025, and +8.8% a year over ten, by the FHFA all-transactions index for the Hilton Head Island-Bluffton-Port Royal, SC area. Over ten years that is +131.7% in total. These are measured, nominal changes, not forecasts.
Is Hilton Head Island, SC appreciating faster than South Carolina?
Over the five years ending 2025, yes: +12.4% a year for the metro against +10.7% for the state, 1.7 points a year ahead. Over ten years the gap is +0.8 points a year.
Does a metro average tell me what a specific home in Hilton Head Island, SC will do?
No. This page reports the measured index for the whole metro. Neighborhoods and individual homes inside it followed different paths, and a metro average conceals that spread. Use it for context, then evaluate the specific property within its own local market.
Averages end where the decision starts
These are area averages from measured history. Individual homes inside the same area follow meaningfully different paths. Good Investment ranks a specific property within its own market, with context and a confidence flag.