What Is Southern Oaks at New Riverside?
Southern Oaks at New Riverside is a residential neighborhood located off New Riverside Road in the New Riverside area in the Town of Bluffton. It offers single-family homes and a smaller section of townhomes, built in phases from the late 2000s through the late 2010s. Community amenities include a community pool, playground, walking trails, and two lagoons.
Where Is Southern Oaks Located?
Southern Oaks sits off New Riverside Road, a few minutes north of Highway 46 (May River Road). May River High School is less than two miles away, and New Riverside Barn Park, with its playgrounds, fire pit, and rentable event barn, is a short drive. Grocery, dining, and everyday services are clustered near the Highway 46 and Highway 170 intersection.
Approximate Drive Times
Traffic and time of day can materially affect travel times.
Homes and Home Styles in Southern Oaks
Most homes in Southern Oaks are single-family homes of roughly 1,400 to 2,400 square feet with 3 to 5 bedrooms, on lots typically around one-fifth of an acre. You will find both one-story plans and two-story plans, and most single-family homes have a two-car garage, with a few three-car garages. Backyards vary by lot, with some facing wooded buffers and others facing a lagoon.
The townhome section on Running Oak Drive is the older part of the neighborhood. These are typically two-bedroom, two-and-a-half-bath homes with the bedrooms upstairs, and some have lagoon views. Townhomes typically have either a one-car garage or no garage.
| Home Type | Typical Size | Bedrooms | Garage |
|---|---|---|---|
| Single-family, one-story | ~1,400 to 1,750 sq ft | 3 | Two-car, typical |
| Single-family, two-story | ~1,800 to 2,400 sq ft | 3 to 5 | Two-car, typical |
| Townhome | ~1,200 to 1,900 sq ft | 2 | One-car garage or no garage |
What Amenities Does Southern Oaks Have?
Southern Oaks has a community pool, playground, walking trails, and two lagoons. There is no clubhouse. New Riverside Barn Park, a public Town of Bluffton park, adds more open space and event options close by.
What Schools Serve Southern Oaks?
As of the 2026-27 school year, Southern Oaks is zoned for Pritchardville Elementary School, H.E. McCracken Middle School, and May River High School in the Beaufort County School District (the district can confirm assignment for a specific address).
What Flood Zone Is Southern Oaks In?
Southern Oaks at New Riverside appears within FEMA Flood Zone X on the current FEMA map as of October 3, 2026. Zone X is outside FEMA's Special Flood Hazard Area, so federally regulated lenders generally do not require flood insurance. Buyers should confirm the flood designation for the specific property they are considering because maps and individual parcel conditions can change.
What Does It Cost to Own in Southern Oaks?
Your ownership costs in Southern Oaks come down to HOA dues, property taxes, homeowners insurance, and utilities. HOA dues support the community pool, playground, walking trails, lagoons, and common-area landscaping.
Townhome owners may have different coverage and dues than single-family owners, including items such as exterior maintenance and landscaping. Review the HOA questionnaire and HOA financials for the specific home you are considering.
For current dues and transfer fees, see my Bluffton HOA Fees and Transfer Fees guide. For taxes and insurance, see What It Really Costs to Own a Home in Bluffton. If you are relocating, South Carolina taxes a primary residence at a much lower assessment ratio than a second home or rental, which makes a meaningful difference in your annual bill.
What I Like About Southern Oaks
I have lived in the SC Lowcountry since December 1996 and have been licensed in real estate since 2009. What I like about Southern Oaks is the combination it offers: a newer Bluffton home, a neighborhood pool, playground, and walking trails, and a location minutes from May River High School, groceries near Highway 46, and New Riverside Barn Park.
From the neighborhood, Hilton Head Island and Savannah are both within about 40 minutes, which matters if you plan to split your time between the island, Bluffton, and Savannah.
What Buyers Should Know Before Choosing Southern Oaks
Mixed construction ages. Homes range from the late 2000s to the late 2010s. On older homes, look closely at roof age, HVAC age, water heater, and overall major systems during inspection.
Townhomes have a different ownership setup. Coverage, dues, and rules for the townhome section can differ from the single-family homes. Confirm what your HOA covers before you write an offer.
Lot sizes are standard for newer Bluffton neighborhoods. Most lots are around one-fifth of an acre, so a few homes on larger or wooded lots tend to stand out when they come up.
The New Riverside area keeps growing. New neighborhoods continue to be built nearby, which brings more shopping and services along with more traffic on New Riverside Road and Highway 46 at peak times.
Is Southern Oaks a Good Fit for You?
Southern Oaks may fit buyers looking for a single-family home or townhome with pool access, neighborhood amenities, and convenient access to New Riverside Road, Highway 46, and Highway 170. Short-term rentals are not allowed. Buyers considering the property for rental use should confirm the current HOA lease requirements and minimum lease term before purchasing.
If you want acreage, a private dock, or room for a boat or RV on your lot, look at other Bluffton neighborhoods.
Comparable New Riverside Communities
Alston Park
A nearby New Riverside neighborhood zoned for the same schools.
The Meadows
A nearby neighborhood in the New Riverside area of Bluffton.
Southern Oaks at New Riverside FAQ
Is Southern Oaks at New Riverside a gated community?
No. Southern Oaks at New Riverside is not a gated community.
What amenities does Southern Oaks have?
Southern Oaks has a community pool, playground, walking trails, and two lagoons.
Are there one-story homes in Southern Oaks?
Yes. Southern Oaks has one-story and two-story single-family homes, typically around 1,400 to 2,400 square feet with 3 to 5 bedrooms, along with two-story townhomes between 1,200 and 1,900 square feet.
What flood zone is Southern Oaks in?
Southern Oaks at New Riverside appears within FEMA Flood Zone X on the current FEMA map as of October 3, 2026. Zone X is outside FEMA's Special Flood Hazard Area, so federally regulated lenders generally do not require flood insurance. Buyers should confirm the flood designation for the specific property they are considering because maps and individual parcel conditions can change.
Is "Southern Oaks" the same as "Southern Oaks at New Riverside"?
Yes. The MLS lists homes under both names, and they refer to the same Bluffton neighborhood off New Riverside Road.
Is Southern Oaks a 55+ community?
No. Southern Oaks is not age-restricted. If you are looking for a 55+ community nearby, consider The Haven at New Riverside, Sun City Hilton Head, Four Seasons at Carolina Oaks, Latitude Margaritaville, or Four Seasons at Hilton Head Lakes.
Where can I find current HOA fees for Southern Oaks?
Current dues and transfer fees are listed in my Bluffton HOA Fees and Transfer Fees guide. Townhome owners should also confirm what their section's dues cover.
