Land in Beaufort County, SC
Who keeps the records, who zones the land, which wetland and coastal rules apply, and what is driving growth in Beaufort County.
Beaufort County at a glance
- County seat
- Beaufort
- Land area
- About 576 square miles
- Population
- 187,117 (2020 Census) to about 204,433 (2025 estimate), up 9.3%
- Deeds
- Beaufort County Register of Deeds
- Property records
- Beaufort County Assessor
- Wetland permits
- U.S. Army Corps of Engineers, Charleston District
Who zones the land
Beaufort County zones the unincorporated parts of the county. These incorporated places set their own zoning: Hilton Head Island, Bluffton, City of Beaufort, Port Royal. A parcel inside town limits follows the town’s ordinance and goes to the town for a rezoning. See how rezoning works in South Carolina.
Wetlands, flood zones and the coast
Wetlands that fall under federal jurisdiction are permitted by the U.S. Army Corps of Engineers, Charleston District. The county is in South Carolina’s coastal zone, where work in tidelands, coastal waters, beaches and dunes (the critical area) needs a permit from the SC Department of Environmental Services, Bureau of Coastal Management.
On the coastal plain, wetlands and flood zones decide what much of the land is worth. See wetlands and flood zones and price per upland acre.
What is moving land in Beaufort County
- Bluffton and the US-278 corridor south of the Broad River carry most of the county’s new residential growth.
- Marine Corps Recruit Depot Parris Island and Marine Corps Air Station Beaufort are here, and land near them falls under air-installation and joint land-use rules.
Questions about land in Beaufort County
Where are deeds recorded in Beaufort County, SC?
Deeds in Beaufort County are recorded by the Beaufort County Register of Deeds.
Who keeps property records in Beaufort County?
The Beaufort County Assessor keeps the property records: owner, mailing address, acreage and assessed value. Land Shark shows every parcel in Beaufort County with its owner on one map.
Who handles zoning in Beaufort County?
The county zones unincorporated land. Incorporated places such as Hilton Head Island, Bluffton, City of Beaufort set their own zoning, so check which jurisdiction a parcel is in first.
Who regulates wetlands in Beaufort County?
Federal wetland permits are handled by the U.S. Army Corps of Engineers, Charleston District. The county is in South Carolina’s coastal zone, where work in tidelands, coastal waters, beaches and dunes (the critical area) needs a permit from the SC Department of Environmental Services, Bureau of Coastal Management.
Figures checked October 2026. Population from the U.S. Census Bureau (2020 Census and the July 2025 estimate). This page is general information, not legal advice.
Land Shark in Beaufort County
Researching a tract in Beaufort County means the county's records, the deeds, the zoning, the wetland and flood maps and the town limits, each in a different place. Land Shark puts them together.
- Every parcel and owner in Beaufort County on one map, with flood, wetland and zoning layers.
- Recent sales nearby, priced per upland acre, where the county publishes them.
- The zoning code for the parcel’s district, county or town, one click from the parcel.
- Owners as contacts, every call and letter logged, and alerts when a parcel in your pipeline sells.