Herman and Davis Properties

Category: Buying

  • October 2025 Hilton Head and Bluffton Real Estate Market Update

    October 2025 Hilton Head and Bluffton Real Estate Market Update

    Fall is quickly approaching, bringing with it one of the best times to enjoy Hilton Head Island. The pace is a little slower, the crowds lighter, and the weather couldn’t be more perfect. From the Italian Heritage Festival and Gullah Food Festival to the Hilton Head Island Concours d’Elegance in October, there’s no shortage of events and celebrations to keep the season lively.This year has been a very different story for real estate compared to last fall. The Herman & Davis Team has been busier than ever, and the energy among buyers feels completely renewed. With no election distractions as we saw in 2024, 2025 has brought a fresh mindset—buyers are prepared and ready to move when the right property becomes available. The story remains consistent on Hilton Head Island: inventory continues to climb, up 33% year-to-date, with new listings increasing 14%. This additional supply has supported a 15% jump in sales. Even with more homes coming to market, inventory remains tight at just over 3 months, keeping conditions favorable for sellers. Prices continue their upward trend, with the median home price rising 8% so far this year to $1,160,000. Average days on market have edged up slightly to 60 days, reflecting a pace that’s still historically strong.

    Bluffton real estate market shows a steady pattern. Inventory rose by only 5.4% year-over-year, with new listings up 9.3%. Sales activity gained just 1.5%, while the median price held steady around $560,000. With approximately 5 months of inventory, Bluffton now represents what many would describe as a “balanced market,” offering opportunities for both buyers and sellers.

    As the saying goes, “Timing is everything.” If you’re considering selling, let’s connect early in the process. Presentation matters more than ever, and making sure your home stands out is the key to achieving top dollar. Our team can provide expert guidance, valuable tips, and connect you with trusted professionals to ensure your home shines in today’s market. Don’t wait—reach out to us today and let’s get started.

  • February 2025 Hilton Head Real Estate Market Report

    February 2025 Hilton Head Real Estate Market Report

    HILTON HEAD REAL ESTATE UPDATE Inventory Remains the Hot Topic in 2025

    The real estate market continues to make headlines, with inventory on the rise—up 11.1% in Hilton Head and 28.5% in Bluffton. Homes are spending an average of 65-75 days on the market, reflecting a shift in market dynamics. Hilton Head’s median home price has surged to $1,350,000, marking a significant 25% increase from last year. 

    In contrast, Bluffton’s median price has adjusted to $520,000, reflecting a more moderate 6.3% decline. Residential sales are up, climbing 25% in Hilton Head and 18.7% in Bluffton, signaling that many buyers have finally moved off the sidelines into the game. While the number of new listings has dipped compared to last year, we are hard at work preparing homes for the market. Expect to see an uptick in listings by February and March—perfectly timed for the busy spring season. 

    At Herman and Davis, we pride ourselves on delivering personalized attention and five-star service to every client. Our strategic, customized marketing plans ensure maximum exposure, regardless of price point. If you’re considering buying or selling, give us a call—our results speak for themselves.

  • November 2024 Hilton Head Real Estate Market Report

    November 2024 Hilton Head Real Estate Market Report

    Fall has finally arrived in the Low Country.  As we settle into cooler weather, oyster roasts, and football, the real estate market in Hilton Head and Bluffton continues to see a mixture of demand, selective buyers, and opportunities for both sellers and buyers.

    While the market has cooled slightly from last year’s high pace, demand remains strong, with well-priced homes often moving quickly.  This year, the Herman & Davis Team has seen even greater activity than last year, with more listing appointments and a noticeable increase in both inventory and new listings. Now that the election is behind us, we hope buyers and sellers will feel more confident in moving forward with plans and decisions for their housing futures.

    How’s the market? Inventory has risen significantly, with a 16% increase in Hilton Head and a 33% increase in Bluffton. Days on market have extended by over 20%, while Hilton Head’s median price stands at $1,080,000—up 5.4% from last year. In Bluffton, the median price has reached $555,000, marking a more modest 2.35% increase. Interestingly, over 15% of listed properties have been expired or withdrawn, indicating that many sellers are not meeting their asking prices. Altogether, these trends suggest a shift toward a more buyer-friendly market.

    The team at Herman and Davis gives personal attention and 5-star service to each and every client, along with a strategic and customized marketing plan for their property.  Regardless of price, every client enjoys widely recognized top-quality marketing that excites buyers and generates interest in their home.  If you are thinking of selling, give us a call.  Our results speak for themselves!

  • Hilton Head Island Real Estate Market Update – August 2024

    Hilton Head Island Real Estate Market Update – August 2024

    Real Estate Market Report

    The real estate market in the Low country continues to show robust activity driven by a combination of lifestyle appeal, and sustained interest from both local buyers, retirees and out-of-state investors.

    The median home prices in Hilton Head Island and Bluffton have seen a steady increase over the past year. As of July 2024, the median sales price for single-family home in Hilton Head is $1,050,000 and Bluffton $552,950 reflecting a Year-to-date increase from last year of 5.53% in HHI and almost 2% in Bluffton.  Inventory levels remain relatively tight, with a slight increase (15% – HHI and 10% in Bluffton) in new listings compared to the previous year.

    Looking ahead to the remainder of 2024, what has become very important is home preparation.  Staged, upgraded, and modernized homes are experiencing significant benefits, achieving the highest sales price and the quickest market time.  Another big topic is interest rates.  They have slightly decreased and are expected to adjust again in the fall. The Federal Reserve is cautious about keeping rates too high for an extended period as it may hinder economic growth.  Pricing your home competitively is crucial in this market.  Due to the limited inventory, some Sellers are often tempted to initially overprice their property. This strategy frequently results in significant price reductions prolonging the days on market.

    Herman and Davis Properties has been exceptionally busy, assisting 25 families with their buying and selling needs, resulting in over $35 million in sales in just the first half of the year alone.  If you are curious about your home’s value, please call us.  It’s never too early to strategize, and we would love to meet with you.

  • Hilton Head Island Real Estate Market Update – July 2024

    Hilton Head Island Real Estate Market Update – July 2024

    Real Estate Market Update

    We hope everyone enjoyed a safe and happy 4th of July. July typically sees healthy real estate activity benefiting from the influx of affluent visitors interested in purchasing vacation homes or investment properties. This month is the peak tourist season, drawing visitors from across the United States.

    In our current market, noticeable shifts are becoming evident despite our low inventory levels. There is a move towards a more balanced market with the resurgence of price reductions, home inspections, and financing contingencies. There are indications that buyers, perhaps sensing a shift, are showing less urgency and are more resistant and sensitive to overpriced properties. These trends suggest a transitional phase in our market dynamics, where both buyers and sellers are navigating changing conditions.

    Comparing the first 6 months of activity of this year to last year, there was a 12% increase in home sales and a 10.7% increase in new home offerings.  Hilton Head Island median home price is now $1,050,000 up 7.7%. The increases in median property prices and favorable market conditions has attracted more sellers to list their properties. This increased competition among sellers, and more cautious-minded buyers, has led to longer days on the market and sellers receiving on average 97% of their asking price.

    The Lowcountry continues to be one of the most desirable places to live in the country. Families want to move here to raise their children in a safe, beautiful, and fun place where they can grow and thrive. Retirees like the climate, amenities, and friendly neighborhoods. What’s not to love in our place we call “home”.

    When it comes to buying or selling your home, don’t settle for less than best. We are a powerful team that gets results. Call Herman & Davis Properties for a complimentary, strategic consultation.

  • Hilton Head Real Estate Market Reflection – March 2024

    Hilton Head Real Estate Market Reflection – March 2024

    SPRING HAS SPRUNG!

    Happy early Spring from the Herman & Davis Team. We are enjoying the 68-degree, sun-shining weather with residents and visitors enjoying the outdoors; reminding us we sure do live in such a beautiful place.

    February, year to date, the Hilton Head residential market saw an increase in new homes/listings of 32% when compared to last year, resulting in an increase in sales of 31%. Due to inventory levels rising, buyers have more choices. This has reflected in a reduced list-to-sale ratio of 96.3% and longer days on market, meaning Sellers and Buyers are not necessarily on the same page when it comes to value/price.

    WHAT DOES IT MEAN FOR THE MARKET?

    The stars are aligning for buyers as they now have more properties to choose from, all time high stock market, and a positive labor market report. This all transcends into high consumer confidence as long as inflation is moderate.

    Sellers, it is still a great time to sell your property; with median prices up from last year, we are still at the top of the market. The “pandemic buying” is over and there are signs of a changing market. Offers are not coming in at the asking price on average, conditions are back in the contracts, and staging/updating decrease your time on the market. It is important to work with an experienced, successful, knowledgeable team to go from listing to sold.

    Whether trading up, downsizing, or moving to a different area, allow the Herman & Davis Team to bring you the results you expect and deserve with million dollar marketing in all price ranges. Call today!

  • Hilton Head Real Estate Market Reflection – February 2024

    Hilton Head Real Estate Market Reflection – February 2024

    In the Low Country, when we think of spring, we think of warmer weather, blooming flowers, outdoor activities, and without a doubt the best time to buy and sell real estate.  The January real estate market indicates an increase in new offerings/listings of Hilton Head area homes by 30% , Bluffton Homes by 10.5% and Hilton Head villas by 14.5%.  We expect that trend to continue through the spring.  Typically, there are more buyers and sellers during the spring than any other season of the year.  Below are a few tips regarding selling and buying.

    OUR ADVICE FOR SELLERS

    Listing your home between now and April gives you the best chance of selling for top dollar.  Our market quiets down after the RBC Heritage, which is April 18-21 this year.  So, if you are thinking interest rates might be lower, you may be missing the best sale opportunity for your home.  Pricing your home competitively is crucial for a successful sale. Call us for a consultation about your home’s value with no obligation.

    OUR ADVICE FOR BUYERS

    Buy when it is right for you.  Worrying about the market, interest rates, and other things out of your control may prevent you from owning a great home and enjoying the lifestyle you want to live.  Mortgages can be re-financed, but the dream home that got away may haunt you.  Buyers would benefit by having a full-time realtor monitor the inventory on and off market so that you can find the right property. We know the market and are here to help you make sound decisions.

    MORAL OF THE STORY…

    Don’t settle for average or less than best.  Call the experts Becky & Monica and put the power of Herman & Davis Properties and the #1 real estate company, Charter One Realty to work for you.

  • Hilton Head Real Estate Market Reflection – January 2024

    Hilton Head Real Estate Market Reflection – January 2024

    FROM WHERE WE SIT…

    In just a blink of an eye, another year has come and gone, and we hope you made some great memories! While memories can be fleeting, there is one thing that isn’t, and that’s our commitment to being your trusted resource for all things real estate! As is our tradition, we are wrapping up 2023 with our annual State of the Market Report, with a recap and predictions of 2024.

    2023 – WHAT WE CAN BRAG ABOUT

    Hilton Head hit the highest median home sale price on record this year, with an average of $1,035,000!

    • Homes that had the best market response were renovated and staged for sale. Dated homes sold as well, but at reduced prices to price-conscious buyers willing to accept the cost of an eventual upgrade.
    • Homes went from being listed to sold in an average of 43 days, which is still a fast market time!
    • Inventory continues to be limited; currently, we have 176 homes listed for sale.
    • Demographics are favorable, as baby boomers continue to drive our market. A flood of people are moving south, away from highly taxed states. Some think our home prices are bargains. They discover Hilton Head, often by friends, and fall in love with the beauty of our area, years-round sunshine, and friendly people.

    2023 – WHAT WE CAN MOAN ABOUT

    • The purchase price of owning a home has dramatically increased.
    • Insurance rates and tripled, especially in areas impacted by coastal storms and flooding.
    • The increase in home prices has caused assessed values to go up and property taxes have risen significantly.
    • Interest rates went up to 8% this year creating a pushback.
    • Although many buyers pay cash, the luxury market is still sensitive to interest rates. Some people have been on hold making non-essential “around the neighborhood” moves. They don’t want to trade their 3% mortgage for a 7% one. We don’t blame them but, at some point, life changes will dictate moves, and that motivation will outweigh the trade-off. In perspective, it has been 60+ years since interest rates were at 4%. Who will wait 60 years for it to happen again?
    • A glimmer of hope…2024 predictions vary, but interest rates should adjust downward, maybe to a low of 4.6% by this year.

    IN A NUTSHELL…

    • Looking back, the 2023 market normalized.
    • Looking ahead, the 2024 market will be slow and steady.

    There will be no shortage of buyers for Hilton Head with the flood of people wanting to move to our area. Uncertainty about the economy, upcoming elections, and global conflicts will continue to affect buyer confidence. Homes that are upgraded will command top dollar and those that are dated will need to adjust their price.

  • Hilton Head Real Estate Market Reflection – September 2023

    Hilton Head Real Estate Market Reflection – September 2023

    SUMMER HAS COME TO AN END…

    We are at the end of summer, especially from the tourism standpoint, and our island should start to slow down with kids up north going back to school after Labor Day. It will be a nice change getting into our favorite restaurants, enjoying less crowded beaches, a little less traffic on our island and especially the cooler weather.

    From our real estate perspective, the number of sales since the start of the year are down 18-20%. This is due to a combination of the lack of inventory and higher interest rates. Home prices have remained at record highs. Our average sales price verses asking price has dropped 3-5%, showing Sellers are becoming more negotiable, and our average days on market has increased, which are both signs of a market in transition. It will be interesting to see if the FED will continue with rate increases. We are watching the market closely.

    You should have received your 2023 tax reassessment notice in the mail. It’s important to know that your “Capped Value” in the notice is the number used to calculate your property’s taxable value for the next 5 years, not the “Assessed Value”. Assessment ratio indicates whether your property is primary use (4%) or (6%) .  Using the tax calculator found on the Beaufort County website incorporates the millage for your area and allows you to calculate your tax. There will be a statutory rollback of millage so we anticipate that millage will decrease by 6-8%, and actual 2023 tax bills will be less than the projection provided by the tax calculator which uses 2022 millage rates. Please call us should you have any questions!

    Thinking of trading up, trading down, or just moving around town? Now more than ever, you need experienced agents like Herman & Davis to help you navigate the changing landscape! Whether you are buying, selling, or both, it’s never too early to meet with us. We are always happy to sit down with you to discuss, strategize, and develop a plan that will meet your goals. 

  • Hilton Head Real Estate Market Reflection – June 2023

    Hilton Head Real Estate Market Reflection – June 2023

    Let’s look at the stats for May: Bluffton and Hilton Head home sales are down 22-24% respectively; the result of a 27.5% decrease in new listings entering the market. In other words, if we had more inventory, we would have more sales. The year-to-date median sales price in both markets is up an average of 9% when compared to this time last year. Hilton Head’s median sales price is approaching $1 million ($975,000) and Bluffton (including Palmetto Bluff) is $530,000. The lack of new inventory has also affected the villa sales in Bluffton and Hilton Head (down 37% and 30%). Overall, days-on-market continues to increase and sellers are receiving 97% of asking price compared to last year, which was over 100% of list price.

    In summary, statistics show signs of a slowing of the market with some resistance to extreme price increases; however, with inventory challenges, sellers are still in the driver’s seat. Remember: real estate is local, so if you want a comprehensive report about your neighborhood, please don’t hesitate to reach out to us.