16 Lancaster Blvd, Bluffton (Okatie), SC 29909 Property Records

Beaufort County property record for 16 Lancaster Blvd, Bluffton, SC 29909

Property Summary

Property Type	Single Family Home
Details	3 bd · 4 ba · 3,987 sqft · built 2022
Lot Size	0.51 acres (22,216 sqft)
Owner	2 Individual Names on File
Last Sale	$1,900,000 (Sep 2024)
Tax Bill	$28,420 (2025)
Deeds & Mortgages	Oct 2021 Mortgage Jul 2021 Sale & Line of Credit
Flood Zone	Zone X (minimal risk)
APN	`R60002200005910000`

Property Details

APN / Parcel Number

Primary APN	`R60002200005910000`
Alternative APN	`10083519`

Interior

Bedrooms	3 Beds
Full Baths	4 Baths
Half Baths	2 Half Baths
Total Rooms	7 Rooms
Stories	2 Stories
Building Area	3,987 sqft Living Area
Fireplace	Fireplace

Exterior

Year Built	Built 2022
Construction Type	Wood
Roof Type	Gable
Roof Material	Asphalt
Lot Area	22,216 sqft (0.51 acres)

Utilities, Heating & Cooling

Heating System	Heat Pump

Location & Zoning

Account Number	10083519
Old Parcel Number	R60002200005910000
Street Address	16 LANCASTER BLVD
City	BLUFFTON
State	SC
Zip	29909-3131
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	6106
Legal Description	LOT 238 BERKELEY HALL S/D PH II PB77 P133 REV PB77 P149 PB80 PGS59-63 PB84 PGS94
Legal Subdivision	BERKELEY HALL SUBDIVISION
Legal Phase	2
Legal Lot Number	238
Jurisdiction	BEAUFORT SC
Township / Civil Division	BLUFFTON
Census Block Group	1
Census Block	1003
Census Tract	2201

Owner

16 Lancaster Blvd is owned by two individuals who bought it in September 2024.

Source: Beaufort County records, as of March 11, 2026

Owner of Record	2 Individual Names on File
Co-owner	Co-owner on File
Mailing Address	BLUFFTON, SC 29909
Owner Type	Individual

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Oct 1, 2021	Deed of Trust, Mortgage · Conventional Mortgage TD BANK NA
Jul 9, 2021	Deed, Transfer · Line of Credit UNITED COMMUNITY BANK

Assessor's Deed Record

Deed Names	3 Names on Deed
Last Sale	Sep 25, 2024 · Amount on File
Deed Sale	Sep 25, 2024 · Amount on File
Prior Sale	Jul 9, 2021 · Amount on File
Deed Document Number	2024042440
Deed Book / Page	4369 / 3097
Record Updated	Jun 8, 2026

October 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BEAUFORT SC
Property Address	16 LANCASTER BLVD, BLUFFTON, SC 29909-3131
Transaction Type	Mortgage
Record Updated	Apr 30, 2024

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 1590, BLUFFTON, SC 29910-1590

Mortgage

Document Number	0000069388
Date	Oct 1, 2021
Book Page	4066/2804
Instrument	2021069388

Lender

Name	TD BANK NA
Type	Bank
Address	WILMINGTON, DE 19803

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Oct 1, 2051

July 2021: Deed, Transfer

Document Type	Deed
Jurisdiction	BEAUFORT SC
Recording Date	Jul 9, 2021
Property Address	16 LANCASTER BLVD, BLUFFTON, SC 29909-3131
Document Number	0000050011
Book / Page	4035 / 1493
Map Reference	MB 100 PG 166
Instrument Date	Jul 8, 2021
Instrument	2021050011
Transaction Type	Transfer
Record Updated	Apr 30, 2024

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$195.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	254 RED CEDAR ST STE 12, 12, BLUFFTON, SC 29910-8967

Mortgage

Document Number	0000050063
Date	Jul 9, 2021
Instrument	2021050063

Lender

Name	UNITED COMMUNITY BANK
Type	Bank

Agreement

Type	Line of Credit
Amount	Amount on Record

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

Tax Assessment & Valuation

The 2025 property tax bill for 16 Lancaster Blvd was $28,420, up 386.5% from the year before.

Source: Beaufort County assessment roll, as of September 13, 2025

Property Jurisdictions

Type	Name
State	South Carolina
County	Beaufort County
Unified School District	Beaufort County School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$28,420.00 (+386.48%)	$114,000 (+144.85%)
2024	$5,842.00 (-65.72%)	$46,560 (-33.33%)	$1,177,800 (-38.01%) Land $100,000 Building $1,077,800
2023	$17,042.00 (+1,355.34%)	$69,840 (+1,452%)	$1,900,000 (+2,433.33%) Land $100,000 Building $1,800,000
2022	$1,171.00	$4,500	$75,000 Land $75,000

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

FEMA maps place 16 Lancaster Blvd in Zone X, an area of minimal flood risk, though there have been 31 flood claims nearby since 1991.

Source: FEMA National Flood Hazard Layer, effective March 23, 2021 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on File median of 538 policies
Community Rating System	Class 5 (25% premium discount)
Nearby Flood Policies	538 in force
Nearby Flood Claims	31 (1991–2019)
Claims Outside the SFHA	1 of 31
Most Recent Claim	Jun 2019 · other causes
Claims by Event	Hurricane Irma, Sep 2017 · 8 claims Hurricane Matthew, Oct 2016 · 19 claims

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 16 Lancaster Blvd is low, with a 0.05% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 62% of the US · lower than 87% of South Carolina
Wildfire Likelihood	0.05% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	BJW&SA serves 164,829 people · EPA ID SC0720003
Water Source	Surface water
Last State Inspection	Apr 2025
Lead	Under 1 ppb (2022–2024) action level 15 ppb

Violations Reported to EPA

Water Quality	Haloacetic acids resolved · Oct 2023
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes. This system sells water to local utilities; the supplier billing this address may be one of them.

Internet Providers

Source: FCC Broadband Data Collection, based on 28 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Sparklight Cable · Fiber in parts of the area	1,000 / 50
AT&T Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: Spectrum, Xfinity.

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