18 Willow Brook Dr, Bluffton (Okatie), SC 29909 Property Records

Beaufort County property record for 18 Willow Brook Dr, Bluffton, SC 29909

Property Summary

Property Type	Single Family Home
Details	2 bd · 2 ba · 1,958 sqft · built 2003
Lot Size	0.25 acres (10,890 sqft)
Owner	2 Individual Names on Record
Last Sale	$569,000 (May 2025)
Tax Bill	$4,265 (2025)
Deeds & Mortgages	Oct 2025 Line of Credit Apr 2023 Transfer + 1 more
Flood Zone	Zone X (minimal risk)
APN	`10460969`

Property Details

APN / Parcel Number

Primary APN	`10460969`
Alternative APNs	`R600 020 000 1570 0000` `R603 020 000 1570 0000`

Interior

Bedrooms	2 Beds
Full Baths	2 Baths
Total Rooms	2 Rooms
Stories	1 Story
Building Area	1,958 sqft Living Area
1st Floor Area	1,958 sqft

Exterior

Year Built	Built 2003
Effective Year Built	Effective 2003
Exterior Material	Stucco
Construction Type	Wood
Roof Material	Asphalt
Lot Area	10,890 sqft (0.25 acres)
Garage Type	Attached
Garage Area	740 sqft
Parking Spaces	3 Parking Spaces
Porch	Slab

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Forced Air with A/C
Heating Fuel	Gas

Location & Zoning

Street Address	18 WILLOW BROOK DR
City	BLUFFTON
State	SC
Zip	29909-5094
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	4116
Legal Description	LOT 468 WILLOW BROOK VILLAGE S/D BLK 30 PB86 PG1-3 PB91 P12-14 PB93 P4-6
Legal Subdivision	DEL WEBB SUN CITY
Legal Block	30
Legal Lot Number	468
Jurisdiction	BEAUFORT SC
Township / Civil Division	BLUFFTON
Census Block Group	2
Census Block	2022
Census Tract	2110

Owner

Source: Beaufort County records, as of March 12, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Individual Names on Record
Mailing Address	16 MOUNTAIN VIEW DR, HOLMES, NY 12531-5451
Owner Type	Individual
Vesting	Joint Tenants

Deeds, Mortgages & Sale History

Date	Document
Oct 8, 2025	Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO
Apr 12, 2023	Intrafamily Transfer, Transfer
Apr 4, 2019	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	May 20, 2025 · Amount on Record
Deed Sale	May 20, 2025 · Amount on Record
Prior Sale	Feb 5, 2007 · Amount on Record
Deed Document Number	202522751
Deed Book / Page	4432 / 538
Prior Transfer Date	Mar 10, 1995
Prior Transfer Doc	0000016917
Record Updated	Sep 20, 2026

October 2025: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BEAUFORT SC
Property Address	18 WILLOW BROOK DR, BLUFFTON, SC 29909-5094
Transaction Type	Mortgage
Record Updated	Oct 20, 2025

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	16 MOUNTAIN VIEW DR, HOLMES, NY 12531-5451

Mortgage

Document Number	0000045588
Date	Oct 8, 2025
Book Page	4471/3250
Instrument	2025045588

Lender

Name	MANUFACTURERS & TRADERS TRUST CO
Type	Bank
Address	1 PLAZA, BUFFALO, NY 14203

Agreement

Type	Line of Credit
Amount	Amount Recorded
Term	355 Months
Due	May 1, 2055

Interest

Rate	6.5%
Type Change Date	May 1, 2032
Change Frequency	6 Months
Min Rate At Change	3%
Max Rate At Change	11.5%
Index	Other
Margin	3
Max Rate	11.5%

April 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BEAUFORT SC
Recording Date	Apr 12, 2023
Property Address	18 WILLOW BROOK DR, BLUFFTON, SC 29909-5094
Document Number	0000016917
Book / Page	4233 / 143
Map Reference	MB 93 PG 4
Instrument Date	Mar 30, 2023
Instrument	2023016917
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	No Consideration Stated
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	18 WILLOW BROOK DR, BLUFFTON, SC 29909-5094

April 2019: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	BEAUFORT SC
Recording Date	Apr 4, 2019
Property Address	18 WILLOW BROOK DR, BLUFFTON, SC 29909-5094
Document Number	0000016813
Book / Page	003749 / 002399
Instrument Date	Apr 4, 2019
Instrument	16813
Transaction Type	Transfer
Record Updated	Apr 23, 2019
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	18 WILLOW BROOK DR BLUFFTON SC 299095094, BLUFFTON, SC 29909-5094

Tax Assessment & Valuation

Source: Beaufort County assessment roll, as of March 12, 2026

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	$4,265.00 (+1.69%)	$16,810 (-3.96%)
2024	$4,194.00 (+243.49%)	$17,504 (-) Land $2,700 Building $14,804	$437,600 (-) Land $67,500 Building $370,100
2023	$1,221.00 (+11.71%)	$17,504 (+60.88%) Land $2,700 Building $14,804	$437,600 (+60.88%) Land $67,500 Building $370,100
2022	$1,093.00	$10,880 Land $2,080 Building $8,800	$272,000 Land $52,000 Building $220,000

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

Flood

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 Record median of 293 policies
Community Rating System	Class 5 (25% premium discount)
Nearby Flood Policies	293 in force

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

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

Wildfire Risk	Low lower than 80% of the US · lower than 96% of South Carolina
Wildfire Likelihood	0.02% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

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 141 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000

May also be available: Hotwire Communications, Sparklight.

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