What Is The Townes at Buckwalter?
The Townes at Buckwalter is a townhome community of 209 homes in Bluffton, South Carolina (29910), located off Buckwalter Parkway next to MUSC Health Bluffton. Portrait Homes built and developed the community. Homes are two- and three-bedroom townhomes of roughly 1,056 to 1,644 square feet, in one-story and two-story floor plans, with either a one-car garage or two assigned outdoor parking spaces.
Amenities include a community pool beside a lagoon and leisure trails. The monthly HOA fee includes landscaping, water, sewer, common area maintenance, and a community insurance policy.
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Where Is The Townes at Buckwalter Located?
The Townes at Buckwalter sits just off Buckwalter Parkway near Buckwalter Towne Boulevard, beside MUSC Health Bluffton. The surrounding Buckwalter Parkway area holds grocery stores, medical offices, restaurants, and everyday services, and Buckwalter Parkway connects north to US Highway 278 for the drive to Hilton Head Island.
Approximate Drive Times
Traffic and time of day can materially affect travel times.
Townhomes and Floor Plans
Every home in The Townes at Buckwalter is a townhome built by Portrait Homes. The mix of one-story and two-story plans is what sets it apart from many Bluffton townhome communities, where two-story plans dominate. Among the two-story homes, some have the primary bedroom on the first floor and some have it upstairs, so buyers who want single-level living should filter for that first.
| Home type | Townhomes |
|---|---|
| Builder | Portrait Homes |
| Size | About 1,056 to 1,644 sq ft |
| Bedrooms | 2 or 3 |
| Bathrooms | 2 to 2.5 |
| Stories | One-story and two-story |
| Primary bedroom | First floor or second floor, depending on plan |
| Parking | One-car garage plus driveway, or two assigned outdoor spaces |
Garages are for vehicles and storage only. The governing documents do not allow a garage to be converted into finished living space.
Amenities
The Townes at Buckwalter amenities are a fenced community pool with key fob entry, leisure trails, and lagoons. There is no lifeguard on duty, private parties are not permitted at the pool, and residents must accompany their guests. Each home receives one pool fob.
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What Does the HOA Fee Cover?
The monthly HOA fee at The Townes at Buckwalter includes landscaping, water, sewer, common area maintenance, the community pool, and a community insurance policy. Because water and sewer are included, compare total monthly ownership costs, not just dues, when weighing other Bluffton townhome communities.
Buyers should review the master insurance policy, governing documents, reserve account balance, and current fees to understand what the HOA covers and what insurance they must carry individually. A capital contribution and an owner transfer fee are due at closing.
Current dues, the capital contribution, and the transfer fee are listed on my Bluffton HOA and transfer fees page.
How Does Parking Work at The Townes at Buckwalter?
Each townhome is assigned two parking spaces. Garaged homes use the garage and the driveway. Homes without a garage use two designated outdoor spaces. Every vehicle must be registered and display a color-coded decal, and a parking security company patrols overnight, from 2 am to 6 am. Vehicles outside their assigned spaces during those hours can be fined or towed at the owner's expense.
- Guests: registered online with your passcode, with a monthly cap on 24-hour guest passes. Longer visits need an extended guest hang tag arranged through the management office.
- A third vehicle: possible only if a reserved spot or a limited extended permit is available, for a fee. No home can have more than three spaces.
- Boats, RVs, and trailers: there is no community storage area, so plan on storing them elsewhere.
Buyers with more than two vehicles or frequent overnight guests should review the parking rules before making an offer.
Community Rules Worth Knowing Before You Buy
The Townes at Buckwalter has detailed Rules and Regulations that apply to owners and tenants alike. A few that affect daily life:
- Any exterior change, including plant beds, edging, solar lights, storm doors, and porch enclosures, requires Architectural Review Committee approval first.
- Front porch furniture must meet the community's approved style guidelines.
- Bird feeders and wind chimes are not permitted.
- Trash and recycling containers stay in the garage or behind the home, out of view except on pickup day.
- A reasonable number of household pets is allowed. Dogs must be leashed outside, and owners are fined for pet waste left behind.
- Home-based work is allowed if it is not noticeable from outside and does not add traffic or parking demand.
Rules can be updated by the Board, so review the current version during your due diligence period.
What Flood Zone Is The Townes at Buckwalter In?
The Townes at Buckwalter is in FEMA Flood Zone X as of October 20, 2026, which places it outside FEMA's Special Flood Hazard Area. Lenders typically do not require flood insurance in Zone X, though many owners still carry a policy. Flood maps change, so confirm the zone for a specific address before closing.
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More detail is in my article, Do You Need Flood Insurance in Bluffton?
Schools
The Townes at Buckwalter is served by River Ridge Academy (K-8) and Bluffton High School in the Beaufort County School District. [CARL: confirm school assignment] (The district can confirm assignment for a specific address.)
What I Like About The Townes at Buckwalter
I've lived in the SC Lowcountry since December 1996 and have been licensed since 2009, and I've watched the Buckwalter Parkway area grow into the center of everyday life in Bluffton. The Townes puts you in the middle of it: groceries, medical care, and Hilton Head Island traffic routes are all close, without the drive into Old Town.
What stands out to me is the availability of one-story floor plans and an HOA that includes landscaping, water, and sewer. That combination is worth considering for buyers seeking a smaller primary residence or a second home with fewer exterior maintenance responsibilities.
What Buyers Should Know Before Choosing
- Parking is tight by design. Two assigned spaces per home, overnight enforcement, and limits on guest passes.
- Exterior rules are detailed. Porch furniture, planters, flags, and plantings are all regulated, and most exterior changes need approval.
- No two-car garages. Homes have a one-car garage or no garage.
- Closing costs include more than the transfer fee. A capital contribution is also due at closing.
- Inspection items. Ask about roof age, HVAC, water heater, and major systems, and review the HOA financials for what the community maintains.
Is The Townes at Buckwalter a Good Fit for You?
It tends to fit buyers who want a townhome of about 1,050 to 1,650 square feet, prefer landscaping handled by the HOA, value a central Buckwalter Parkway location, and are comfortable with structured community rules. Second-home buyers, relocation buyers, downsizers, first-time buyers, and long-term rental investors (subject to current HOA rules and lease requirements) all look here.
Buyers who need room for a boat, several vehicles, or a private yard should look at single-family homes instead.
Similar Bluffton Townhome Communities
Washington Square
Logan Homes townhomes off Buckwalter Parkway, all three-bedroom plans with one-car garages. [CARL: add slug link]
Wellstone
Bluffton townhome community with a fitness room, playground, and picnic area. [CARL: add slug link]
Palmetto Pointe
A Bluffton community with both townhomes and single-family homes.
The Townes at Buckwalter FAQ
What does the HOA fee include at The Townes at Buckwalter?
The monthly HOA fee includes landscape maintenance, water, sewer, a community insurance policy, the community pool, and common area upkeep. Current fees are listed on my Bluffton HOA fees page.
Are there one-story townhomes at The Townes at Buckwalter?
Yes. The community has both one-story and two-story townhomes. Some two-story plans also have the primary bedroom on the first floor.
Do the townhomes have garages?
Some do. Homes have either a one-car garage with a driveway space or two assigned outdoor parking spaces. There are no two-car garages.
Can I park three vehicles at my townhome?
Each home is assigned two spaces. A third vehicle is possible only if a reserved spot or a limited extended permit is available, for a fee, and no home can have more than three spaces.
Does the HOA maintain the building exteriors?
[CARL: confirm whether the HOA covers roofs, siding, and exterior painting, or only landscaping and common areas]
What flood zone is The Townes at Buckwalter in?
The Townes at Buckwalter is in FEMA Flood Zone X as of October 20, 2026, outside FEMA's Special Flood Hazard Area.
Are short-term rentals allowed at The Townes at Buckwalter?
[CARL: confirm short-term rental policy and minimum lease term] Long-term rentals are allowed, and tenants must follow the same Rules and Regulations as owners. The owner is responsible for any fines a tenant incurs.
Who built The Townes at Buckwalter?
Portrait Homes built and developed The Townes at Buckwalter.
Is The Townes at Buckwalter a 55+ community?
No. The Townes at Buckwalter is not age-restricted. Buyers looking for a 55+ community can compare options in my 55+ Active Adult Communities guide.
Recent Sales at The Townes at Buckwalter
See what townhomes have sold for in The Townes at Buckwalter over the last six months.
See Recently Sold Homes (Last 6 Months)Questions About The Townes at Buckwalter?
I can walk you through the HOA documents, parking rules, and recent sales before you write an offer. Call or text 843.247.9373.
Contact Carl
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