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31 Headwaters Rd, Bluffton, SC 29910 Property Records

Beaufort County property record for 31 Headwaters Rd, Bluffton, SC 29910

Property Summary

Property TypeSingle Family Home
Details4 bd · 10 ba · 8,103 sqft · built 2024
Lot Size14.3 acres (625,957 sqft)
OwnerIndividual Name on Record
Last Sale$2,500,000 (Oct 2021)
Tax Bill$68,974 (2025)
Deeds & MortgagesMay 2024 Transfer
Oct 2021 Sale
Flood ZoneZone X (moderate risk)
APNR61404500000300000

Property Details

APN / Parcel Number

Primary APNR61404500000300000
Alternative APN
  • 11103951

Interior

Bedrooms4 Beds
Full Baths10 Baths
Half Baths5 Half Baths
Total Rooms7 Rooms
Stories2 Stories
Building Area8,103 sqft Living Area
FireplaceFireplace

Exterior

Year BuiltBuilt 2024
Construction TypeWood
Roof TypeHip
Roof MaterialMetal
Lot Area625,957 sqft (14.3 acres)

Utilities, Heating & Cooling

Heating SystemHeat Pump

Location & Zoning

Account Number11103951
Old Parcel NumberR61404500000300000
Street Address31 HEADWATERS RD
CityBLUFFTON
StateSC
Zip29910-8373
Property CategoryResidential
Property TypeResidential > Single Family > Home
Local Zoning Code9999
Legal DescriptionLOT 3 HEADWATERS PALMETTO BLUFF PB92 P122 SETTLEMENT AREA 2.81 ACRES CONSERVATIO
Legal SubdivisionPALMETTO BLUFF S/D
Legal Lot Number3
JurisdictionBEAUFORT SC
Township / Civil DivisionBLUFFTON
Census Block Group1
Census Block1041
Census Tract2102

Owner

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

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

Owner of RecordIndividual Name on Record
Co-ownerCo-owner on Record
Mailing Address155 GROVE ST, WESTWOOD, MA 02090-1027
Owner TypeIndividual, Secondary Company

Deeds, Mortgages & Sale History

DateDocument
May 24, 2024Intrafamily Transfer, Transfer
Oct 11, 2021Warranty Deed, Transfer

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleOct 11, 2021 · Amount on Record
Deed SaleOct 11, 2021 · Amount on Record
Prior SaleOct 11, 2021 · Amount on Record
Deed Document Number0000071570
Deed Book / Page4070 / 1760
Last Transfer DateMay 24, 2024
Transfer Doc0000023272
Record UpdatedJun 8, 2026

May 2024: Intrafamily Transfer, Transfer

Document TypeIntrafamily Transfer
JurisdictionBEAUFORT SC
Recording DateMay 24, 2024
Property Address31 HEADWATERS RD, BLUFFTON, SC 29910-8373
Document Number0000023272
Book / Page4337 / 403
Map ReferenceMB 92 PG 122
Instrument DateMay 16, 2024
Instrument2024023272
Transaction TypeTransfer
Record UpdatedMar 12, 2026

Transaction

Tax$0.00
Amount AccuracyNo Consideration Stated
Additional
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address155 GROVE ST, WESTWOOD, MA 02090-1027

October 2021: Warranty Deed, Transfer

Document TypeWarranty Deed
JurisdictionBEAUFORT SC
Recording DateOct 11, 2021
Property Address31 HEADWATERS RD, BLUFFTON, SC 29910-8373
Document Number0000071570
Book / Page4070 / 1760
Map ReferenceMB 92 PG 122
Instrument DateOct 6, 2021
Instrument2021071570
Transaction TypeTransfer
Record UpdatedMar 12, 2026

Transaction

AmountAmount Recorded
Tax$6,500.00
Amount AccuracyFull Amount Stated
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address155 GROVE ST, WESTWOOD, MA 02090-1027

Tax Assessment & Valuation

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

Property Jurisdictions

TypeName
StateSouth Carolina
CountyBeaufort County
MunicipalityBluffton Town
Unified School DistrictBeaufort County School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2025$68,974.00 (+576.35%)$239,660 (+608.84%)
2024$10,198.00 (-78.95%)$33,810 (-80.4%)$8,168,500 (+17.08%) Land $8,168,500
2023$48,442.00 (+9.96%)$172,500 (+15%)$6,976,600 (+179.06%) Land $3,186,200 Building $3,790,400
2022$44,056.00$150,000$2,500,000 Land $2,500,000

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are 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 ZoneZone X
moderate risk
500-Year FloodplainYes
0.2% annual chance
Nearest Special Flood Hazard AreaZone AE, within 500 ft
Flood Insurance RequirementNot required
lenders may require it
Flood Insurance CostPremium on Record
median of 666 policies
Community Rating SystemClass 5 (25% premium discount)
Nearby Flood Policies666 in force
Nearby Flood Claims13 (1991–2021)
Claims Outside the SFHA7 of 13
Most Recent ClaimJun 2021 · rainfall accumulation
Claims by Event
  • Hurricane Irma, Sep 2017 · 3 claims
  • Hurricane Matthew, Oct 2016 · 3 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

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

Wildfire RiskModerate
above 42% of the US · lower than 70% of South Carolina
Wildfire Likelihood0.08% annual chance
ExposureDirect
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 SystemBJW&SA
serves 164,829 people · EPA ID SC0720003
Water SourceSurface water
Last State InspectionApr 2025
LeadUnder 1 ppb (2022–2024)
action level 15 ppb

Violations Reported to EPA

Water QualityHaloacetic acids
resolved · Oct 2023
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
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 5 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
Sparklight
Fiber · Cable		1,000 / 1,000

Cell Coverage

5G (outdoors only) and 4G LTE

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