Year-End 2025 Performance Snapshot

Island-wide home sales: +14.1% YoY; 14% below 2019 levels
Island-wide home median: $1,200,000, +9.0% YoY; +114.6% since Covid
Island-wide home inventory: +10.3% YoY; 61.9% below start of 2020; 3.1 months of supply
Island-wide villa sales: -4.5% YoY; 30.1% below 2019 levels
Island-wide villa median: $500,000, -2.9% YoY; +100.0% in last 6 years
Island-wide villa inventory: +20.3% YoY; 5.2 months of supply
Sea Pines home sales: +22.5% YoY; 9.3% below 2019 levels
Sea Pines home median: $1,650,000, +17.3% YoY; +145.3% since Covid
Sea Pines home inventory: +12.1% YoY; 64.3% below 2019; 46 homes listed (1.06% of existing supply); 3.0 months of supply
Sea Pines villa sales: Flat YoY
Sea Pines villa median: $755,000, -7.9% YoY; +86.4% in last 6 years
Sea Pines villa inventory: +43.7% YoY; 68.0% below pre-Covid levels; 3.2 months of supply
National context: National home sales weakest since 1995; national prices +50% since Covid vs HHI +114.6%

We’re thrilled to let you know the real estate market on Hilton Head Island recorded another successful year with home sales surging in 2025, but unfortunately, the villa market spent the last year treading water.

The strength of the Island’s housing market has been remarkable considering home sales around the country have been flatlining for the last three years with the weakest level of sales since 1995.

Under this backdrop, the number of homes sold island-wide rose by an impressive 14.1% in 2025. But what really stood out was the pace of the market in Sea Pines with home sales jumping 22.5% over the previous year.

There’s several factors driving the strength of sales in Sea Pines. Soon to be retirees looking for the most attractive lifestyle they can find is a big part of the push. In Sea Pines, they’re discovering 15 miles of leisure trails and 8 miles of nature trails meandering through a 5,000 acre guard gated community, flush with world-class resort amenities and located on one of America’s most favorite islands. Having the ability to connect with nature, to engage in a wealth of outdoor activities, including five miles of beautiful pristine beaches to play on is proving to be an irresistible draw. Attributes like these gave 27.8% of the buyers in Sea Pines the confidence to pay list price and above while securing their dream home last year.

As impressive as demand has been, the median sales price in Sea Pines has risen for the last six years in a row. What’s the cause for this? Perpetual foot traffic to the beach, stubbornly tight levels of inventory and fresh money sparking a renovation renaissance that’s well underway. At the beginning of 2020, inventory was already price-movingly tight with only 129 homes listed for sale. Last year, Sea Pines started out with 41 homes on the market, representing 1.06% of existing inventory. This year, they began with 46 homes listed for sale and that’s still 64.3% below the start of 2020. A balanced market for buyers and sellers in Sea Pines would have about 150 homes listed for sale.

A key contributing factor to the rise in the median sales price in Sea Pines comes from a burst of new builds and renovations that have sprung up since Covid. Building costs have risen as much as 40% since 2020 and new builds are now priced $600-$800 a square foot, minus the lot value. Major home renovations, to look like new builds, cost $350-$400 a square foot to complete and can sell for prices that rival brand new.

Also, there’s only a handful of lots left to build on in Sea Pines which is enticing buyers of ocean oriented homes to find older properties to tear down. This phenomenon is now spreading back from the beach to older homes on estate size lots of 1/2 acre or more. These demolished homes are being replaced with properties boasting all the latest bells and whistles and occupying even larger footprints with more heated square feet. Homes on lots of 1/4 to 1/3 acre are mostly experiencing major renovations and room(s) additions. All of this activity is adding substantial value to the Sea Pines market.

As these older homes come down, they still have some residual value left to them, and that value is certain to be plowed back into the lot during the next tax reassessment.

The good news, even with prices being pushed higher by the factors listed above, you can still find plenty of older homes suffering from a sale due to their condition. In fact, 30.4% of homes sold in Sea Pines last year did so for more than 10% below their asking price. 46 of those homes sold 10-20% below the asking price and 18 homes sold for more than 20% off the list price.

For the sake of buyer convenience, turnkey properties continue to sell quickly and bidding wars can still breakout. If you’re in the market for something like this, you’ll need to move fast if presented with the right opportunity.

But if you’re willing to renovate your dream house, to have it exactly the way you want, you’ll have less pressure to move quickly and more room to negotiate on a sale in this category.

Either way, we can identify plenty of great buying opportunities for you with both types of properties in Sea Pines.

A Look at the Numbers

2025 Hilton Head Island Home Market Performance
​Homes sold island-wide rose 14.1% year-over-year and the median sales price climbed 9% to $1,200,000. Inventory rose 10.3% last year but remains 61.9% below the start of 2020. Nationally, the price of homes are up about 50% since Covid, but on Hilton Head Island, the median sales price is up 114.6%. Sales last year were 14% below 2019. There is a 3.1 month supply of homes for sale indicating a strong sellers market in play.

2025 Hilton Head Island Villa Market Performance
Villa sales island-wide fell 4.5% year-over-year and the median sales price declined 2.9% to $500,000. Inventory rose 20.3% in 2025. The median sales price is up 100% in the last 6 years. Sales were 30.1% below 2019. Declining sales from last year helped to create a 5.2 month supply of inventory, potentially opening the door to a buyers market in 2026.

2025 Sea Pines Home Market Performance
Home sales in Sea Pines shot up 22.5% year-over-year and the median sales price rose 17.3% to $1,650,00. Inventory is up 12.1% since last year but remains 64.3% below 2019. Sales were 9.3% below 2019. The median sales price has risen 145.3% since Covid. There is 3.0 month supply of homes for sale.

2025 Sea Pines Villa Market Performance
The number of villas sold in Sea Pines last year was equal to 2024 but the median sales price dropped 7.9% to $755,000. Inventory rose 43.7% last year but remains 68% below pre-Covid levels. The median sales price has gained 86.4% in the last 6 years. There is 3.2 month supply of villas listed for sale.

For a comprehensive review of the 2025 Hilton Head Island MLS Year-end sales data, please click on the links below:

2025 YTD Hilton Head Island Homes
2025 YTD Hilton Head Island Villas
2025 YTD Sea Pines Homes
2025 YTD Sea Pines Villas

For all other communities, please contact us for a personalized report.

Worthy Mentions For the Island

The success of the Island’s real estate market depends on how folks think and feel about Hilton Head Island. And there is good news to report on that front.

Condé Nast Traveler recently held their Reader’s Choice Awards for 2025 and once again, and for the 9th year in a row, they voted Hilton Head Island #1 for The Best Islands in the United States.

Arrivals and departures to the Island are a pleasurable experience, the Condé Nast Reader’s Choice Awards voted the Savannah/Hilton Head Island International Airport as the #1 Domestic Airport in the Country for 2025.

Whether you are looking to secure your island dream property or transition into a property that better fits your lifestyle, our expertise will ensure your success in 2026.

Contact us today to start the conversation.

Wishing you and your family a healthy and Happy New Year!