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

Beaufort County property record for 31 Willow Brook Dr, Bluffton, SC 29909

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 2,380 sqft · built 2003
Lot Size	0.22 acres (9,583 sqft)
Owner	2 Individual Names on File
Last Sale	$480,000 (Oct 2026)
Tax Bill	$1,672 (2025)
Deeds & Mortgages	Oct 2026 Sale & Mortgage Dec 2017 Sale
Flood Zone	Zone X (minimal risk)
APN	`10460889`

Property Details

APN / Parcel Number

Primary APN	`10460889`
Alternative APNs	`R600 020 000 1562 0000` `R603 020 000 1562 0000`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	2,380 sqft Living Area
Gross Area	2,288 sqft
1st Floor Area	2,288 sqft

Exterior

Year Built	Built 2003
Effective Year Built	Effective 2003
Exterior Material	Stucco
Construction Type	Wood
Foundation Type	Slab (Mat/Raft)
Roof Type	Gable
Roof Material	Asphalt
Lot Area	9,583 sqft (0.22 acres)
Garage Type	Attached
Garage Area	480 sqft
Parking Spaces	2 Parking Spaces
Porch	Slab

Utilities, Heating & Cooling

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

Location & Zoning

Street Address	31 WILLOW BROOK DR
City	BLUFFTON
State	SC
Zip	29909-5095
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	4116
Legal Description	LOT 476 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	476
Jurisdiction	BEAUFORT SC
Township / Civil Division	BLUFFTON
Census Block Group	2
Census Block	2024
Census Tract	2110

Owner

31 Willow Brook Dr is owned and occupied by two individuals who bought it in October 2026.

Source: Beaufort County records, as of October 20, 2026

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

Owner of Record	2 Individual Names on File
Mailing Address	31 WILLOW BROOK DR, BLUFFTON, SC 29909-5095
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Oct 8, 2026	Warranty Deed, Transfer · Conventional Mortgage CMG MORTGAGE INC
Dec 13, 2017	Warranty Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 8, 2026 · Amount on File
Deed Sale	Oct 8, 2026 · Amount on File
Prior Sale	Dec 13, 2017 · Amount on File
Deed Document Number	202646082
Deed Book / Page	4588 / 1741
Record Updated	Oct 29, 2026

October 2026: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	BEAUFORT SC
Recording Date	Oct 8, 2026
Property Address	31 WILLOW BROOK DR, BLUFFTON, SC 29909-5095
Document Number	0000046082
Book / Page	4588 / 1741
Instrument Date	Sep 24, 2026
Instrument	202646082
Transaction Type	Transfer
Record Updated	Oct 20, 2026
Title Company	FIRST AMERICAN TITLE, FIRST AMERICAN MORTGAGE SOLUTI

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$179,376.00
Amount Accuracy	Calculated from Transfer Tax
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	31 WILLOW BROOK DR, BLUFFTON, SC 29909-5095

Mortgage

Document Number	0000046085,
Date	Oct 8, 2026
Instrument	202646085

Lender

Name	CMG MORTGAGE INC

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Nov 1, 2056

Interest

Rate Type	Fixed Rate
Initial Type	Fixed Rate
Max Rate	-1%

December 2017: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	BEAUFORT SC
Recording Date	Dec 13, 2017
Property Address	31 WILLOW BROOK DR, BLUFFTON, SC 29909-5095
Document Number	0000067650
Book / Page	003629 / 000489
Instrument Date	Nov 15, 2017
Instrument	67650
Transaction Type	Transfer
Record Updated	Jan 3, 2018
Title Company	ATTORNEY ONLY

Transaction

Amount	Amount on Record
Tax	$1,165.00
Amount Accuracy	Confirmed
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	31 WILLOW BROOK DR BLUFFTON SC 299095095, BLUFFTON, SC 29909-5095

Tax Assessment & Valuation

The 2025 property tax bill for 31 Willow Brook Dr was $1,672, down 0.1% from the year before.

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	$1,672.00 (-0.06%)	$14,920 (-30.99%)
2024	$1,673.00	$21,620 (-) Land $2,700 Building $18,920	$540,500 (-) Land $67,500 Building $473,000
2023	$1,673.00 (+11.09%)	$21,620 (+66.67%) Land $2,700 Building $18,920	$540,500 (+66.67%) Land $67,500 Building $473,000
2022	$1,506.00	$12,972 Land $2,080 Building $10,892	$324,300 Land $52,000 Building $272,300

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

FEMA maps place 31 Willow Brook Dr in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.

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
Nearest Special Flood Hazard Area	Zone A, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on File 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

Wildfire risk around 31 Willow Brook Dr is low, with a 0.02% annual chance of 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

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

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
Verizon Fixed Wireless	300 / 20

May also be available: Sparklight.

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