5.52 acres of farm and timber land near Port Royal, Beaufort County
Parcel R110 012 000 0016 0000
County layer pulled Oct 9, 2026
At a glance
- BuildZoning not on file
- GroundAbout 4.29 of 5.52 acres outside mapped wetlands and floodway · 49% in a FEMA flood zone, 22% wetlands · soils very limited for septic; likely septic (county estimate)
- AccessRoad access not confirmed
- ValueTax value $155k · no priced sale · deed Aug 2021
- Acres5.52About 4.29 of 5.52 acres outside mapped wetlands and floodway
- Land typeFarm and timber
- ZoningWe have not collected a zoning map for Town of Port Royal yet
- Flood zonePartly in flood zones VE and AE (49%)VE (8%), AE (41%), and X, 0.2% annual chance (51%)
- Wetlands22% of the parcelNational Wetlands Inventory: wetlands, ponds, lakes and rivers
- Tax value (county)$155kFrom the county’s last revaluation, not a market price · county layer pulled October 2026
- Last saleNo priced sale · deed Aug 2021One deed for this parcel and 19 other parcels: its total is not this parcel's price
- Road accessNot confirmedRoads: OpenStreetMap (Geofabrik extract), Oct 2026
- SewerLikely septicCounty estimate
Land facts
From public records and official maps, each with its source and date.
- Who zones itTown of Port Royal
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026
- Nearest public wastewater plantAbout 7 miles (straight line) · BJW&SA Laurel Bay WWTPEPA ECHO discharge permits for publicly owned treatment works, Oct 2026 · Not a sewer line at this lot. Plants that do not discharge to a river or stream (spray fields, percolation ponds) are not on EPA's list, so one could be closer
- Ground elevationAbout 3–11 ft above sea levelUSGS 3DEP 1/3 arc-second (about 10 m), NAVD88; low and high points about ±5 ft · Oct 2026
- HighwaysSC 170 1.6 mi; US 21 interchange 7.9 mi, in a straight lineOpenStreetMap (Geofabrik extract) · Oct 2026
- Nearest fire stationAbout 3.9 miles (straight line) · Bluffton Township Fire District Station 32USGS National Structures Dataset, fire and EMS stations, Oct 2026 · straight line, not road miles. Insurers' fire protection class (ISO) counts road miles to a responding station, often 5 or fewer. A station missing from the federal list would be closer
- Nearest emergency roomAbout 7.6 miles (straight line) · Beaufort Memorial HospitalCMS Care Compare hospital list (hospitals that report an emergency department), located by the U.S. Census Bureau geocoder, the USGS building or the county parcel record, Jul 2026 · straight line, not road miles or drive time. Names are the hospital's Medicare listing or its building name on the USGS map. Veterans', military, children's and psychiatric hospitals are not counted
- Nearest public schoolsBroad River Elementary, about 5.3 miles · Middle: Robert Smalls Leadership Academy, about 6.1 miles · Battery Creek High, about 6.3 miles (straight line)NCES public school locations (EDGE), school year 2024-25; updated with the NCES 2025-26 preliminary directory (openings, closings, grades and names); a school new in 2025-26 is placed at its NCES 2024-25 point, a Census Bureau geocoder match or the county parcel at its address, and a level is left out where a new school with no known location could be nearer · straight line from the parcel's map point, not road miles. The nearest school is not necessarily the one a home here is zoned for. The school district sets attendance zones, so check with the district. Regular public schools only; charter, online and alternative schools are not counted
Services and surroundings
What serves the area around this parcel, from federal and state maps. Area facts, not a survey of the lot.
- USDA home loan areaInside an eligible areaHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
- Public land nearbyDaws Island Heritage Preserve, 0.2 miState natural resources department land, open with a permit or registration. 3,028 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).
School district and farmland
Public federal records, each with its source and date.
- School districtBeaufort County School DistrictGrades pre-K–12 · NCES EDGE school district boundaries, school year 2024–25 (Census TIGER 2025 lines), released Mar 2026. A district, not an assigned school
- Farmland classFarmland of statewide importanceMap unit Murad fine sand, about 85% of the parcel · USDA NRCS soil survey (SSURGO), survey area SC013, version Sep 2026
- Crop productivity (NCCPI)0.37 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Murad; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Sep 2026
- Land capability classClass 3w of 8: severe limits for crops (excess water)Non-irrigated, Murad; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Sep 2026
District details at NCES: Beaufort County School District
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Land cover (CDL)Evergreen forest 2021–2025No crop in these years; the most common class in the 90 m around the parcel's map point, from satellite imagery · USDA NASS Cropland Data Layer 2021–2025
- Forest type (LANDFIRE)Southern Atlantic Coastal Plain Maritime ForestMaritime Forest, hardwood; the most common vegetation type in the 90 m around the map point · LANDFIRE 2024 Existing Vegetation Type (USGS / USFS)
- Hydric soils15% of the parcelShare of the outline on soils rated hydric: the soil test of a wetland determination and of an NRCS wetland reserve easement (ACEP-WRE) · USDA NRCS soil survey (SSURGO)
Soil for septic and building
Soils here are rated very limited for a septic drain field. They rate somewhat limited for a house without a basement and very limited for one with a basement. The main soil shrinks and swells little as it wets and dries.
- Septic drain fieldVery limitedLimits: depth to saturated zone, seepage, bottom layer, slow water movement
- House, no basementSomewhat limitedLimit: depth to saturated zone
- House with basementVery limitedLimit: depth to saturated zone
- Shrink-swellLowLinear extensibility about 1.5% at 10 to 39 in. deep
A soil-survey screening of the parcel's main soil, not a perc test. A septic permit needs the local health department's site evaluation, and a foundation design needs a soil test on the lot.
Utility service areas
Public service-area maps, each with its source and date. An area, not a connection at this parcel.
- Electric service areaInside the service area of Dominion Energy South Carolina, Inc (approximate)Investor-owned utility · HIFLD electric retail service territories, frozen 2025 copy, edited Aug 2025; approximate, confirm with the utility.
- Home electricity priceDominion Energy South Carolina, Inc: about 16.4 cents per kWhWhat Dominion Energy South Carolina, Inc's home customers paid on average in 2025, fixed monthly and fuel charges included (home revenue divided by kWh sold). Your bill depends on your use and rate plan. U.S. Energy Information Administration, Form 861, 2025.
Environmental records
Public state and federal lists, each with its agency and date. A record is not a finding about this parcel.
- Red flags6 environmental lists checked · state cleanup sites, dry cleaners and landfills not checked · tank releases reported after 2021 not checkedGroundwork check of public lists: U.S. EPA Office of Underground Storage Tanks (from state records), as of 2021; U.S. EPA, as of Oct 2026; U.S. Fish and Wildlife Service, as of Aug 31, 2026; USGS Gap Analysis Project, as of 2025
Mapped ground hazards
Mapped features from USGS maps, each with its agency and date. Distances are from the parcel's map point; a mapped area is not a finding about this parcel. Not checked here: sinkholes, mapped landslide areas, active mine permits, earthquake liquefaction zones.
- Mines and pits (USGS topographic maps)None mapped within 1/4 miUSGS: Prospect- and mine-related features from USGS topographic maps (consolidated), areas, as of Sep 2025. USGS digitized these symbols from its old 1:24,000 to 1:62,500 topographic maps (Historical Topographic Map Collection); many sites are long reclaimed or built over, and pits and mines never drawn on a topographic map are not here
- Mine and pit symbols (USGS topographic maps)None mapped within 1/4 miUSGS: Prospect- and mine-related features from USGS topographic maps (consolidated), symbols, as of Sep 2025. USGS digitized these symbols from its old 1:24,000 to 1:62,500 topographic maps (Historical Topographic Map Collection); many sites are long reclaimed or built over, and pits and mines never drawn on a topographic map are not here
Free account: 25 parcel cards a day on the map, with watches and a saved search
Before you make an offer
Read from the facts on this page. 7 of 8 need a question before you offer.
- Road access? Not confirmedAsk the Town of Port Royal: whether the lot has legal access from a public road
- In a FEMA flood zone? Partly in flood zones VE and AE (49%)Ask Beaufort County's floodplain manager: the lot's flood zone
- Wetlands mapped? 22% of the parcel
- What does the zoning allow? Zoning not on fileAsk the Town of Port Royal: the lot's zoning and what it allows
- Soils for a septic system? Very limited (soil survey rating)Ask Beaufort County's health department: whether a septic system can be permitted (perc test)
- On public sewer? Likely septicAsk the Town of Port Royal or the local sewer utility: whether a sewer main reaches the lot and what a hookup costs
- Listed hazards nearby? 6 environmental lists checked · state cleanup sites, dry cleaners and landfills not checked · tank releases reported after 2021 not checkedAsk the state environmental agency: about any lists not checked
- Property tax? Not estimated: Beaufort County's tax rates are not loaded yetAsk Beaufort County's tax office: the current bill and whether any taxes are unpaid
Sources & methodWhere each line comes from
Road access: Roads: OpenStreetMap (Geofabrik extract), Oct 2026.
Flood zone: FEMA National Flood Hazard Layer, as of Sep 27, 2026.
Wetlands: USFWS National Wetlands Inventory, as of Oct 1, 2026.
Zoning: Our zoning map coverage, map built Oct 17, 2026.
Septic soils: USDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026.
Sewer: County estimate, map built Oct 17, 2026.
Hazards: Groundwork check of public lists: U.S. EPA Office of Underground Storage Tanks (from state records), as of 2021; U.S. EPA, as of Oct 2026; U.S. Fish and Wildlife Service, as of Aug 31, 2026; USGS Gap Analysis Project, as of 2025.
Each line repeats a fact printed on this page, with that fact's source and date; nothing here is new. Where the page has no fact, the line says whom to ask. A sewer district or a utility's territory is a boundary, not a sewer line at the lot, so it never counts as public sewer. This is a checklist from public records, not an inspection, a survey or a title search.
Pro tools for this parcel: Builder math · Add to your pipeline · Drive mode (Pro, on the map)
- Property tax
- Not estimated: Beaufort County's tax rates are not loaded yet
South Carolina 2026 taxes: due by January 15, 2027.
Sources: South Carolina Code of Laws 12-45-70, 12-45-180 and 12-60-2510. Checked Oct 20, 2026.
Value history
Current roll (Oct 2026): $154,600 ($154,600 land)
Roll values set for property tax · Beaufort County GIS parcel layer · as of Oct 2026
Home values in Beaufort County rose about 74% over 5 years and 4% in the last year (FHFA, 2025).
Owner: on the county assessment roll (not shown here) · Request removal
Hazards
FEMA National Risk Index for this census tract, not this parcel. As of Dec 2025.
- Hurricane
- Very high
- Coastal flooding
- Relatively high
- Lightning
- Relatively high
- Earthquake
- Relatively moderate
- Tornado
- Relatively moderate
- Ice storm
- Relatively moderate
- Strong wind
- Relatively moderate
- Riverine flooding
- Relatively moderate
- Cold wave
- Relatively moderate
- Winter weather
- Relatively moderate
- Heat wave
- Relatively moderate
- Wildfire
- Relatively moderate
- Hail
- Relatively low
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3, as of Sep 2026
- Claims since 1978
- 26Insured buildings in this census block group
- Outside the mapped flood zone
- Fewer than 10Rated zone X, B or C
- Largest event
- Hurricane Matthew2016, 16 claims
Federal disaster declarations
Federal disaster declarations in Beaufort County since 2000: 21 (most recently Severe Winter Storm, January 2026).
- 11 hurricanes
- 3 tropical storms
- 2 biological emergencies (COVID-19)
- 1 flood
- 1 ice storm
- 1 severe storm
- 1 winter storm
- 1 evacuation emergency for a storm elsewhere
Development nearby
Little new development: under 5 acres within a mile turned from farmland, forest or other open land into developed land in 2020–2025 (less than most of Beaufort County).
- 2020–2025
- Under 5 acresWithin a mile, open land turned developed
- 2015–2025
- Under 5 acresThe same, over 10 years
- Typical in Beaufort County
- About 5 acresThe middle of the county's land, 2020–2025
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $130,152± $25,866
- Median home value (owner-reported)
- $854,600± $73,485
- Median rent (gross)
- $1,746± $127
- Homes lived in by their owners
- 90%± 6 pts
- Median year homes were built
- 2004± 2 yr
- Average commute (one way)
- 30 min± 10 min · census tract (not published for block groups)
- Population
- 4,684± 693
Figures for the census block group around this parcel (a few hundred homes), not this property. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
Sources & methodSources, county layer pulled Oct 9, 2026
At a glance: each fact's source and date
Each figure in the grid above, where it comes from and the date of the file or map we read.
Acres: South Carolina county GIS parcel layers (one per county), county layer pulled Oct 9, 2026.
Land type: South Carolina county GIS parcel layers (one per county), county layer pulled Oct 9, 2026.
Zoning: Our zoning map coverage, map built Oct 17, 2026.
Flood zone: FEMA National Flood Hazard Layer, as of Sep 27, 2026.
Wetlands: USFWS National Wetlands Inventory, as of Oct 1, 2026.
Tax value (county): South Carolina county GIS parcel layers (one per county), county layer pulled Oct 9, 2026.
Last sale: South Carolina county GIS parcel layers (one per county), sales through Jun 5, 2026.
Road access: Roads: OpenStreetMap (Geofabrik extract), Oct 2026.
Sewer: County estimate, map built Oct 17, 2026.
Soil for septic and building
Source: USDA NRCS soil survey (SSURGO), survey area SC013, version Sep 2026, read through NRCS Soil Data Access.
The parcel's main soil map unit covers about 85% of its outline: Murad fine sand. Its main component is Murad (100% of the unit).
The ratings are NRCS's own map-unit interpretations (dominant condition): ENG - Septic Tank Absorption Fields, ENG - Dwellings W/O Basements and ENG - Dwellings With Basements. The limits listed are the features NRCS names for the main component. Shrink-swell is that component's linear extensibility, depth-weighted from 25 to 100 cm, the layer NRCS's homesite rule reads; NRCS classes: low under 3%, moderate 3 to 6%, high 6 to 9%, very high 9% or more.
A screening, not a perc test or a soil boring: soils vary inside a map unit (survey scale about 1:12,000 to 1:24,000), and fill or grading may have changed the lot.
Value history
This tracks home values, not land values. Land buyers read it as a sign of demand nearby: where homes gain value, builders and buyers follow. A vacant lot can move differently.
How: the change in FHFA's annual county index from 2020 and 2024 to 2025, rounded. The index follows repeat sales and refinance appraisals of the same single-family homes with Fannie Mae or Freddie Mac mortgages. It is in today's dollars, not adjusted for inflation, and FHFA calls these local indexes developmental. Where FHFA's sample is too small it publishes no figure, and none prints here.
Source: FHFA House Price Index, all-transactions, annual county index, 2025, last updated March 31, 2026. Method: Bogin, Doerner and Larson, “Local House Price Dynamics: New Indices and Stylized Facts”, FHFA Working Paper 16-01.
Hazards
Ratings come from FEMA's National Risk Index (v1.20, planning-level) and the public federal and state maps named on each row, not a private climate model. FEMA rates each census tract from expected annual losses, community resilience and social vulnerability, for planning; it is not an assessment of this parcel.
Recorded flood claims
Insured buildings near this parcel, not the parcel itself. FEMA counts claims on buildings with NFIP flood insurance, so land that never had an insured building has no claims to count. The count is the parcel's census block group when it has 10 or more, else its tract's; a count under 10 prints as "Fewer than 10". Source: OpenFEMA NFIP Redacted Claims v3.
Federal disaster declarations
Each federal declaration whose designated areas include the county, declared from January 2000 on, counted once by its FEMA disaster number. An emergency declaration and a major-disaster declaration for the same storm are two declarations, as FEMA numbers them. Declarations for tribal lands alone are not counted. The date shown is when the most recent incident began. Types are FEMA's incident types: an evacuation emergency for a storm elsewhere (Hurricane Katrina, 2005) is listed as that, not as a storm that struck the county. By kind: 8 major disasters and 13 emergencies.
Source: FEMA, OpenFEMA Dataset: Disaster Declarations Summaries - v2, as of October 2026. This product uses the Federal Emergency Management Agency's OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data.
Development nearby
Counted from USGS Annual NLCD land cover (USGS Annual NLCD Collection 1.2, 30 m maps made from Landsat imagery, 2015, 2020 and 2025; public domain, DOI 10.5066/P94UXNTS). A 30 m square counts when it was forest, shrub, grassland, pasture, cropland or wetland in the start year and developed in 2025: NLCD's developed classes, from lawns, parks and roads to dense buildings. The squares are summed over the land within about a mile of this parcel's center on a 240 m grid, so the figures are rounded. "Most of the county" compares the same one-mile figure across the county's land. A satellite land-cover map misses some changes and mislabels a few, so read it as a guide to how fast the area is building out, not a survey. As of 2025 land cover.
Neighborhood (Census)
± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small.
Tax value
Tax value from the county’s last revaluation, not a market price. County file, October 2026.
The county's fair market value from its last countywide reassessment (every fifth year, S.C. Code 12-43-217) or from the last sale (an assessable transfer resets it), not a market estimate. Taxes are on a capped (15%) value times 4% or 6%.
Parcel outline
The outline and its edge lengths are measured on the parcel map the map draws; the aerial loads from the public imagery named under it.
Source
South Carolina county GIS parcel layers (one per county), county layer pulled Oct 9, 2026.
Record
Public records can be wrong; check before you act.
Parcel: R110 012 000 0016 0000
Coordinates: 32.3507° N, 80.7919° W