Bluffton Property Records and Deed Search
Bluffton property records are maintained by the Beaufort County Register of Deeds. The Town of Bluffton is located in Beaufort County on the South Carolina Lowcountry coast and has grown to about 28,000 residents. All deeds, mortgages, plats, and related instruments for Bluffton properties are recorded and indexed at the county level. The Town of Bluffton handles its own permits, zoning, and planning documents, but title and ownership records for all real property in Bluffton are held exclusively at the Beaufort County Register of Deeds. This page covers how to search Bluffton property records online and in person, what document types are available, how property is assessed, and the specific recording requirements that apply in Beaufort County.
Bluffton Quick Facts
Beaufort County Register of Deeds for Bluffton
All Bluffton property records are filed at the Beaufort County Register of Deeds. Beaufort County is named in S.C. Code Ann. § 30-5-10 as one of the counties required to maintain a separate Register of Deeds office. The office records all instruments affecting title to real property in the county, including deeds, mortgages, plats, liens, and easements. Instruments are recorded in the order received under § 30-5-90.
The Beaufort County Register of Deeds is located at 100 Ribaut Road, Room 106, Beaufort, SC 29902. The phone number is (843) 255-2555. This office serves all of Beaufort County, including the Town of Bluffton, Hilton Head Island, and the City of Beaufort. Online documents recorded since 1979 are available through the county's portal. The office recently upgraded its software system and offers a new Cloud Search platform at beaufort.sc.publicsearch.us.
| Recording Office | Beaufort County Register of Deeds |
|---|---|
| ROD Website | beaufortcountysc.gov/register-of-deeds |
| Cloud Search | beaufort.sc.publicsearch.us |
| Town Website | townofbluffton.sc.gov |
| County Assessor | beaufortcountysc.gov/assessor |
Note: Beaufort County offers a Property Fraud Alert monitoring service through its new Neumo platform. Property owners can register their names to receive notifications when documents affecting their property are recorded. This free service helps detect unauthorized recordings early.
Online Search for Bluffton Property Records
Beaufort County recently upgraded to a new Cloud Search system for online document access. Users must register at beaufort.sc.publicsearch.us before searching. Registration is free and gives access to the indexed records and document images for Bluffton properties and all of Beaufort County. The search system covers documents recorded since 1979 and is the primary tool for online property record research in Bluffton.
After registering, researchers can search by grantor name, grantee name, document type, or date range. Results include the parties, recording date, document type, and reference number. Full document images are available for most recorded instruments. Online chat support is available through the Neumo platform for assistance with the search system.
The Town of Bluffton's official website covers planning, zoning, and building permits for properties within town limits, which complement the deed records at Beaufort County.
The Town of Bluffton's website covers planning, zoning, and building permits for properties within town limits, which complement the deed records at Beaufort County.
The SC Land Records portal at sclandrecords.com is another option for searching Bluffton property records. This statewide portal provides access to Beaufort County's deed index and is useful when researching across multiple counties at the same time.
Property Document Types in Bluffton
Beaufort County holds a wide range of real property instruments for Bluffton. Standard warranty deeds are the most common conveyance used in residential sales and carry the seller's guarantee that title is clear. Quitclaim deeds transfer whatever interest the grantor holds without warranty. Both must be acknowledged before a notary or authorized officer and must include a derivation clause and grantee mailing address per S.C. Code Ann. §§ 30-5-30 and 30-5-35.
Bluffton's rapid growth has resulted in a large volume of subdivision plats, homeowners association documents, and easements recorded in Beaufort County. Mortgages and deeds of trust are recorded for financing. Satisfaction of mortgage documents clear the lien when a loan is paid off. Mechanic's liens under S.C. Code of Laws Title 29 may be released by the plaintiff, by court order, or by substituting a cash or surety bond at 133.3% of the lien amount. Cash bonds require a certified check to Beaufort County Register of Deeds at 1.333 times the lien amount.
Beaufort County Recording Requirements for Bluffton
Beaufort County has specific recording requirements that apply to all documents filed for Bluffton properties. All documents must include a "Return to" name and address. Property must be within Beaufort County limits. Documents must be legible. The county uses specific recording fees that differ for some document types.
Beaufort County recording fees for Bluffton properties include: plats at $25 per page; mortgages, leases, easements, and right-of-way documents at $25 flat; deeds at $15 for the first page and $5 for each additional page. An Affidavit of True Consideration is required on deeds. The tax district, map number, and parcel number must appear on deeds and plats before they will be accepted for recording.
The state deed recording fee is separate and also applies to taxable transfers. That fee is $1.85 per $500 of consideration as set by state law. Full details on the state fee are at dor.sc.gov/tax-index/deed-recording-fee.
The Beaufort County Register of Deeds at 100 Ribaut Road in Beaufort handles all property recordings for Bluffton and the surrounding Beaufort County area.
The Beaufort County Register of Deeds at 100 Ribaut Road in Beaufort handles all property recordings for Bluffton and the surrounding Beaufort County area.
Note: Beaufort County partners with Simplifile, eRecording Partners Network, and CSC Global for electronic recording of documents. This allows attorneys and title professionals to submit instruments for recording electronically.
Property Assessment in Bluffton
The Beaufort County Assessor at beaufortcountysc.gov/assessor is responsible for valuing all real property in Bluffton. South Carolina law under S.C. Code Ann. § 12-37 sets the assessment ratios used for property tax. Owner-occupied homes are assessed at 4% of fair market value when the legal residence exemption is applied. Non-owner-occupied residential, vacation, and commercial property is assessed at 6%.
Bluffton has been one of South Carolina's fastest growing communities. Many properties in the area are second homes or investment properties. Those not used as a primary residence are assessed at the 6% rate. Buyers who will live in a Bluffton home as their primary residence should apply promptly for the 4% legal residence exemption with the Beaufort County Assessor to reduce their tax burden.
Act 388 and the Assessable Transfer of Interest (ATI) rule mean that Bluffton properties sold after December 31, 2006 are reassessed at full fair market value the following tax year. Between sales, assessed values are capped at a 15% increase per five-year reassessment cycle. This can create a significant difference between the current owner's assessed value and the actual market price when buying in a fast-rising market like Bluffton.
Beaufort County Property Records
Bluffton is located in Beaufort County, and all recorded property documents for Bluffton are maintained at the Beaufort County Register of Deeds. For a full county overview including the recording office address, fees, assessor information, and related resources, visit the Beaufort County property records page.
Nearby South Carolina Cities
Properties in nearby cities are recorded at their respective county offices. Select a city to learn about property records in that area.