Beaufort County property record for 42 Blue Willow St, Bluffton, SC 29910
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 4.5 ba · 3,395 sqft · built 2007 |
| Lot Size | 0.24 acres (10,454 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $2,350,000 (Jun 2026) |
| Tax Bill | $31,501 (2025) |
| Deeds & Mortgages | Jun 2026 Sale & Mortgage Mar 2023 Sale + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | R61404500004670000 |
| Primary APN | R61404500004670000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 4.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 6 Rooms |
| Stories | 1 Story |
| Building Area | 3,395 sqft Living Area |
| 1st Floor Area | 2,095 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2007 |
|---|---|
| Effective Year Built | Effective 2007 |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Metal |
| Lot Area | 10,454 sqft (0.24 acres) |
| Porch | Slab |
| Cooling System | Central |
|---|---|
| Heating System | Heat Pump |
| Street Address | 42 BLUE WILLOW ST |
|---|---|
| City | BLUFFTON |
| State | SC |
| Zip | 29910-8348 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 6116 |
| Legal Description | LOT 147 BLK C POR OF PALMETTO BLUFF VILLAGE PB107 P104 |
| Legal Subdivision | PALMETTO BLUFF S/D |
| Legal Block | C |
| Legal Lot Number | 147 |
| Jurisdiction | BEAUFORT SC |
| Township / Civil Division | BLUFFTON |
| Census Block Group | 1 |
| Census Block | 1035 |
| Census Tract | 2102 |
42 Blue Willow St is owned by two individuals who bought it in June 2026.
Source: Beaufort County records, as of June 30, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 20 WESTERN WAY, DUXBURY, MA 02332-4506 |
| 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.
| Date | Document |
|---|---|
| Jun 17, 2026 | Warranty Deed, Transfer · Conventional Mortgage BAY BANK TRUST COMPANY |
| Mar 21, 2023 | Warranty Deed, Transfer |
| Sep 17, 2021 | Warranty Deed, Transfer · Conventional Mortgage MORGAN STANLEY PRIVATE BANK NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jun 17, 2026 · Amount on File |
| Deed Sale | Jun 17, 2026 · Amount on File |
| Prior Sale | Mar 21, 2023 · Amount on File |
| Deed Document Number | 202626971 |
| Deed Book / Page | 4549 / 2083 |
| Prior Transfer Date | Mar 15, 2023 |
| Prior Transfer Doc | 0000012111 |
| Record Updated | Sep 20, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | BEAUFORT SC |
| Recording Date | Jun 17, 2026 |
| Property Address | 42 BLUE WILLOW ST, BLUFFTON, SC 29910-8348 |
| Document Number | 0000026971 |
| Book / Page | 4549 / 2083 |
| Instrument Date | May 27, 2026 |
| Instrument | 202626971 |
| Transaction Type | Transfer |
| Record Updated | Aug 25, 2026 |
| Title Company | NONE LISTED ON DOCUMENT |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $878,195.00 |
| Amount Accuracy | Calculated from Transfer Tax |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 20 WESTERN WAY, DUXBURY, MA 02332-4506 |
| Investor | Possibly a Property Investor |
| Document Number | 0000026972, |
|---|---|
| Date | Jun 17, 2026 |
| Instrument | 202626972 |
| Name | BAY BANK TRUST COMPANY |
|---|
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Jul 1, 2056 |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 5.5% |
| Initial Type | Adjustable Rate |
| Adjustable | Adjustable Rate Rider |
| Max Rate | -1% |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | BEAUFORT SC |
| Recording Date | Mar 21, 2023 |
| Property Address | 42 BLUE WILLOW ST, BLUFFTON, SC 29910-8348 |
| Document Number | 0000012111 |
| Book / Page | 4227 / 5 |
| Map Reference | MB 107 PG 104 |
| Instrument Date | Mar 15, 2023 |
| Instrument | 2023012111 |
| Transaction Type | Transfer |
| Record Updated | Mar 31, 2023 |
| Amount | Amount on Record |
|---|---|
| Tax | $5,707.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants with Right of Survivorship |
| Address | 529 ELKHART LAKE DR, ELKHART LAKE, WI 53020-9504 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | BEAUFORT SC |
| Recording Date | Sep 17, 2021 |
| Property Address | 42 BLUE WILLOW ST, BLUFFTON, SC 29910-8348 |
| Document Number | 0000066223 |
| Book / Page | 4061 / 2167 |
| Map Reference | MB 107 PG 104 |
| Instrument Date | Aug 31, 2021 |
| Instrument | 2021066223 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $3,900.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 1118 INGLESIDE AVE, MC LEAN, VA 22101-2130 |
| Document Number | 0000066224 |
|---|---|
| Date | Sep 17, 2021 |
| Instrument | 2021066224 |
| Name | MORGAN STANLEY PRIVATE BANK NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Oct 1, 2051 |
The 2025 property tax bill for 42 Blue Willow St was $31,501, down 14.8% from the year before.
Source: Beaufort County assessment roll, as of March 12, 2026
| Type | Name |
|---|---|
| State | South Carolina |
| County | Beaufort County |
| Municipality | Bluffton Town |
| Unified School District | Beaufort County School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $31,501.00 (-14.78%) | $110,500 (-16.1%) | |
| 2024 | $36,964.00 (+67.45%) | $131,700 (+67.88%) | $2,195,000 (-) Land $475,000 Building $1,720,000 |
| 2023 | $22,075.00 (+9.94%) | $78,450 (+15.01%) | $2,195,000 (+46.33%) Land $475,000 Building $1,720,000 |
| 2022 | $20,079.00 | $68,210 | $1,500,000 Land $215,000 Building $1,285,000 |
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.
FEMA maps place 42 Blue Willow St in Zone X, an area of minimal flood risk, though there have been 13 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 666 policies |
| Community Rating System | Class 5 (25% premium discount) |
| Nearby Flood Policies | 666 in force |
| Nearby Flood Claims | 13 (1991–2021) |
| Claims Outside the SFHA | 7 of 13 |
| Most Recent Claim | Jun 2021 · rainfall accumulation |
| Claims by Event |
|
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 risk around 42 Blue Willow St is moderate, ranking above 42% of the US, with a 0.07% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 42% of the US · lower than 70% of South Carolina |
|---|---|
| Wildfire Likelihood | 0.07% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
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 |
| 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.
Source: FCC Broadband Data Collection, based on 97 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Sparklight Fiber | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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