85 Inverness Dr, Bluffton, SC 29910 Property Records

Beaufort County property record for 85 Inverness Dr, Bluffton, SC 29910

Property Summary

Property Type	Single Family Home
Details	1 bd · 6 ba · 4,650 sqft · built 2007
Lot Size	0.89 acres (38,768 sqft)
Owner	2 Individual Names on File
Last Sale	$3,250,000 (Apr 2026)
Tax Bill	$7,085 (2025)
Deeds & Mortgages	Apr 2026 Sale & Mortgage Dec 2018 Mortgage
Flood Zone	Zone X (moderate risk)
APN	`R60001700000040000`

Property Details

APN / Parcel Number

Primary APN	`R60001700000040000`
Alternative APN	`08920858`

Interior

Bedrooms	1 Bed
Full Baths	6 Baths
Half Baths	4 Half Baths
Total Rooms	1 Room
Stories	2 Stories
Building Area	4,650 sqft Living Area
Gross Area	4,642 sqft
1st Floor Area	2,670 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 2007
Effective Year Built	Effective 2007
Exterior Material	Stucco
Construction Type	Wood
Foundation Type	Slab (Mat/Raft)
Roof Type	Hip
Roof Material	Asphalt
Lot Area	38,768 sqft (0.89 acres)
Garage Type	Attached
Garage Area	2,392 sqft
Parking Spaces	8 Parking Spaces
Porch	Slab
Total Buildings	2 Buildings

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Heat Pump

Location & Zoning

Street Address	85 INVERNESS DR
City	BLUFFTON
State	SC
Zip	29910-4969
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	4116
Legal Description	LOT 73 COLLETON RIVER PLANT BLK C PH 2-A PB68 P152 PLAT REV PB70 P31
Legal Subdivision	COLLETON RIVER, DYE COURSE
Legal Phase	2
Legal Block	C
Legal Lot Number	73
Jurisdiction	BEAUFORT SC
Township / Civil Division	BLUFFTON
Census Block Group	3
Census Block	3002
Census Tract	2201

Owner

85 Inverness Dr is owned and occupied by two individuals who bought it in April 2026.

Source: Beaufort County records, as of May 6, 2026

Owner of Record	2 Individual Names on File
Mailing Address	85 INVERNESS DR, BLUFFTON, SC 29910-4969
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

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
Apr 23, 2026	Warranty Deed, Transfer · Conventional Mortgage WELLS FARGO
Dec 28, 2018	Deed of Trust, Mortgage · ARM MORGAN STANLEY PRIVATE BANK NA

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Apr 23, 2026 · Amount on File
Deed Sale	Apr 23, 2026 · Amount on File
Prior Sale	Jul 21, 2005 · Amount on File
Deed Document Number	202617731
Deed Book / Page	4530 / 1941
Prior Transfer Date	May 23, 2014
Prior Transfer Doc	0000056148
Record Updated	Oct 29, 2026

April 2026: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	BEAUFORT SC
Recording Date	Apr 23, 2026
Property Address	85 INVERNESS DR, BLUFFTON, SC 29910-4969
Document Number	0000017731
Book / Page	4530 / 1941
Instrument Date	Feb 27, 2026
Instrument	202617731
Transaction Type	Transfer
Record Updated	Aug 25, 2026
Title Company	NONE LISTED ON DOCUMENT

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$1,214,525.00
Amount Accuracy	Calculated from Transfer Tax
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	85 INVERNESS DR, BLUFFTON, SC 29910-4969

Mortgage

Document Number	0000017732,
Date	Apr 23, 2026
Instrument	202617732

Lender

Name	WELLS FARGO

Agreement

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

Interest

Rate Type	Fixed Rate
Rate	4.38%
Initial Type	Fixed Rate
Max Rate	-1%

December 2018: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BEAUFORT SC
Property Address	85 INVERNESS DR, BLUFFTON, SC 29910-4969
Transaction Type	Mortgage
Record Updated	Sep 14, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000069238
Date	Dec 28, 2018
Book Page	3725/0728
Instrument	2018069238

Lender

Name	MORGAN STANLEY PRIVATE BANK NA
Type	Bank
Address	CINCINNATI, OH 45245

Agreement

Type	ARM
Amount	Amount on Record
Term	361 Months
Due	Jan 1, 2049

Interest

Rate Type	Adjustable Rate
Rate	3.85%
Type Change Date	Jan 1, 2026
Change Frequency	Annually
Min Rate At Change	2.5%
Max Rate At Change	8.85%
Index	1-Year LIBOR
Max Rate	8.85%

Tax Assessment & Valuation

The 2025 property tax bill for 85 Inverness Dr was $7,085, 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	$7,085.00 (-0.08%)	$59,110 (-41.24%)
2024	$7,091.00	$100,604 (-) Land $36,000 Building $64,604	$2,515,100 (-) Land $900,000 Building $1,615,100
2023	$7,091.00 (+9.63%)	$100,604 (+95.74%) Land $36,000 Building $64,604	$2,515,100 (+95.74%) Land $900,000 Building $1,615,100
2022	$6,468.00	$51,396 Land $12,600 Building $38,796	$1,284,900 Land $315,000 Building $969,900

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 85 Inverness Dr in Zone X, an area of moderate 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 moderate risk
500-Year Floodplain	Yes 0.2% annual chance
Nearest Special Flood Hazard Area	Zone AE, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on File median of 806 individual policies
Community Rating System	Class 5 (25% premium discount)
Nearby Flood Policies	859 units insured incl. 53 condo units
Nearby Flood Claims	117 (1988–2022)
Claims Outside the SFHA	10 of 117
Most Recent Claim	Sep 2022 · rainfall accumulation
Claims by Event	Hurricane Irma, Sep 2017 · 28 claims Hurricane Matthew, Oct 2016 · 41 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 85 Inverness Dr is moderate, ranking above 66% of the US, with a 0.2% annual chance of wildfire.

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

Wildfire Risk	Moderate above 66% of the US · above 87% of South Carolina
Wildfire Likelihood	0.2% 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 37 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Sparklight Cable	1,000 / 50

May also be available: Verizon, Xfinity.

Cell Coverage

5G and 4G LTE (outdoors only)

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