Eviction Laws in Bluffton, South Carolina
Bluffton is the mainland gateway to Hilton Head Island and one of the fastest-growing towns in South Carolina. Tucked into southern Beaufort County along the May River, Bluffton has exploded from a sleepy artist colony of about 28,000 in 2020 to over 40,000 residents by 2026 — a 41% increase driven largely by people who want Lowcountry living without Hilton Head’s island pricing. The town sits along the U.S. 278 corridor that connects I-95 to Hilton Head, and that corridor is now lined with master-planned communities, new apartment complexes, medical offices, and retail centers that didn’t exist a decade ago. The Hilton Head Island-Bluffton-Beaufort metro area has become one of the most desirable retirement and relocation destinations in the Southeast, and Bluffton absorbs the bulk of that growth because it’s where the buildable land is.
The tenant profile here is distinctive. Median household income sits at $111,281 — roughly double the state average — and 53% of renters hold a bachelor’s degree or higher. The poverty rate is just 4.3%. These are professionals, retirees who rent before buying, healthcare workers at Beaufort Memorial and Hilton Head Regional, hospitality industry managers who serve the tourism economy, and military-connected families from nearby Marine Corps Air Station Beaufort and Parris Island. The housing stock is overwhelmingly new — 88% of rental units were built after 2000, and nearly half were built after 2010 — which means fewer maintenance headaches for landlords but also higher tenant expectations for finish quality and amenities. Median rents run around $1,981–$2,098 depending on source, with three-bedroom units averaging over $2,400. Only about 18% of Bluffton households rent, but that small share represents a premium market with strong demand and low vacancy.
South Carolina’s landlord-tenant framework applies fully in Bluffton. The 5-day nonpayment notice (or no notice with the statutory lease language under S.C. Code § 27-40-710(B)), no security deposit cap, and 24-hour post-judgment removal all apply. Bluffton has no rent control and no mandatory rental registration for long-term rentals. Eviction filings go through the Bluffton Magistrate’s Court at 4819 Bluffton Parkway. There is one critical nuance for this market: Beaufort County requires that landlords have a valid written lease or rental agreement to file for eviction. If you have a verbal agreement with no written lease, you must give the tenant 30 days’ written notice to vacate by certified mail before you can proceed with a court filing. Get everything in writing from day one.
Bluffton & Beaufort County — Local Rules That Affect Landlords
No rent control. South Carolina has no statewide rent control and no statute permitting municipalities to enact it. Bluffton cannot cap rent increases. Landlords may raise rent with proper notice at lease renewal.
Written lease requirement for eviction filing. Beaufort County Magistrate’s Court requires a valid written lease or rental agreement to file an eviction (ejectment). If you operate on a verbal agreement, you must first give the tenant 30 days’ written notice to vacate via certified mail, return receipt requested, before you can file. This is more restrictive than many other SC counties where verbal agreements can support an immediate filing. Always use a written lease in Beaufort County — it protects your ability to move quickly when problems arise.
Short-term rental regulations — Hilton Head is strict, Bluffton is lighter. The neighboring Town of Hilton Head Island has adopted a comprehensive STR ordinance requiring permits ($250 annual fee), business licenses, fire safety inspections, 24/7 owner availability, and compliance with noise and parking rules. The City of Beaufort caps STRs at 6% of residentially zoned parcels per neighborhood. Bluffton itself and unincorporated Beaufort County have lighter STR rules — a Beaufort County short-term rental application is required, but there is no cap system like the City of Beaufort. If you operate STRs in this area, know exactly which jurisdiction your property falls under, as the rules differ significantly between Hilton Head, the City of Beaufort, the Town of Bluffton, and unincorporated Beaufort County. All STR operators must collect and remit state (6%) and local accommodations taxes.
Military proximity — SCRA awareness. Marine Corps Air Station Beaufort and the Parris Island Marine Corps Recruit Depot are both in Beaufort County, generating military rental demand in Bluffton. Like Sumter, landlords here should build SCRA compliance into their lease templates. Active-duty military tenants can terminate leases with 30 days’ notice on PCS or deployment orders, and early termination fees cannot be enforced against them.
Tourism-driven seasonal demand. Bluffton’s proximity to Hilton Head means the rental market has a seasonal pulse. Demand peaks from March through October when the island’s tourism economy is in full swing and hospitality workers need housing. Some landlords successfully run lease terms aligned to the tourism calendar, signing 8–10 month leases with seasonal workers and then renting short-term during off-peak months. If you pursue this strategy, understand the STR rules above and factor in the cost of furnishing units.
No mandatory rental registration. Neither the Town of Bluffton nor Beaufort County requires landlords to register long-term residential rental properties. Code enforcement is complaint-driven. There is no proactive rental inspection program for long-term rentals.
Flood zone and insurance considerations. Parts of Bluffton, particularly areas near the May River and tidal creeks, fall within FEMA flood zones. Rental properties in flood zones require flood insurance, and lenders will mandate it. Disclose flood zone status to tenants in your lease — it’s not required by SC law for long-term rentals but prevents disputes over water intrusion and mold issues.
Bluffton Magistrate’s Court — Where Bluffton Landlords File
Bluffton eviction cases are filed at the Bluffton Magistrate’s Court — 4819 Bluffton Parkway, Bluffton, SC 29910. Hours: Monday–Friday, 8:00 a.m.–4:00 p.m. You must have a valid written lease to file. File Form SCCA 732 (Application for Ejectment) and pay the $40 filing fee. The court issues a Rule to Show Cause served on the tenant by the Beaufort County Sheriff’s Office. If served in person, the tenant has 10 days to respond; if posted on the door, the tenant has 20 days to respond. If uncontested, a default Writ of Ejectment is issued. If contested, a hearing is scheduled — either party may request a jury trial (rare in Bluffton). After judgment, the Writ of Ejectment is issued; the tenant has 24 hours to vacate after the Writ is posted. If they do not leave, contact the Sheriff’s Office to schedule a physical set-out. Do not change locks, remove belongings, or cut utilities before the Sheriff executes the Writ — self-help eviction is illegal under S.C. Code § 27-40-660. If the Plaintiff/Landlord learns the tenant has vacated before the hearing, notify the court in writing so the case can be dismissed.
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