The Village at Olde Town Homes for Sale | Bluffton, SC

What Is Village at Olde Town?

Village at Olde Town is a non-gated residential community in Bluffton, South Carolina, located off Malphrus Road between Fernlakes and Heritage Lakes, a short drive from Old Town Bluffton. Its recorded covenants date to 1997, and the neighborhood is governed by The Village at Olde Town Community Association. In MLS records the community may also appear as Village at Old Town or Village Olde Town. Housing includes single-family homes, single-family homes on smaller patio lots, townhomes, and a higher concentration of duplexes than most Bluffton neighborhoods. There is no pool, clubhouse, or golf. The common areas include a community playground, a lagoon with walking paths, and a large preserved wetland.

A meaningful share of homes are owned by investors and leased to long-term tenants, which shapes the neighborhood's feel, its rules, and how resales are priced.

Where Is Village at Olde Town Located?

The community sits along Malphrus Road in Bluffton, 29910. Its recorded plat shows Fernlakes to one side and Heritage Lakes to the other, with a large wetland preserve along the back of the property. Old Town Bluffton, grocery shopping, and the bridge to Hilton Head Island are all within about 10 minutes.

Approximate drive times are below. Traffic and time of day can materially affect travel times.

Homes and Home Styles

Village at Olde Town offers four housing types within one association, which is uncommon in Bluffton:

• Single-family homes on standard lots.
• Single-family homes on patio lots, with smaller yards and closer side spacing.
• Townhomes with shared walls.
• Duplexes, found here in greater numbers than in most Bluffton communities.

Most homes were built between 2000 and 2004 and range from about 1,100 to 3,100 heated square feet, with 3 to 6 bedrooms and 2 to 5 bathrooms. Parking varies by home: some have a two-car garage, some a one-car garage, and others driveway parking only. That range gives buyers options from a compact rental property to a larger primary residence.

The association's amended covenants define a "Lot" to include condominium units within a horizontal property regime. If you are looking at an attached home, ask early whether it is owned as a fee-simple lot or as a unit in a regime, since that can affect insurance, financing options, and which documents apply.

Amenities

Amenities are intentionally simple: a community playground, a lagoon with pathways to the water, landscaped common areas, and a preserved wetland that is protected by its own recorded restrictive covenants. The posted speed limit on community streets is 20 mph, and some homes are served by rear alleyways.

What Flood Zone Is Village at Olde Town In?

The homes in Village at Olde Town sit in FEMA Flood Zone X, outside FEMA's Special Flood Hazard Area, based on the flood map dated 10-23-26. The preserved wetland along the community's edge is mapped as Zone X500. Lenders typically do not require flood insurance in Zone X, though many owners still carry it. Confirm the designation for a specific property before you buy, and see my Bluffton flood insurance guide for more.

Schools

Village at Olde Town is served by the Beaufort County School District. Attendance zones can change, so buyers should confirm the elementary, middle and high school assigned to a specific property directly with the district.

What Does It Cost to Own in Village at Olde Town?

The association bills dues quarterly. Per the association's published dues information, the budget covers common-area electricity, common-area landscaping and irrigation, road repair, signage, and maintenance of the lagoon and its pathways. Dues are split equally among all homes. For current HOA dues and transfer fees, see my Bluffton HOA Fees and Transfer Fees guide.

Owners also budget for property taxes (South Carolina taxes owner-occupied primary residences at a lower assessment ratio than rental and second homes), homeowners insurance, flood insurance where required or desired, and private pest control, which the HOA recommends since it is not provided. The Bluffton cost of ownership guide breaks these down.

HOA Rules That Matter Before You Buy

These are drawn from the association's recorded documents and published rules. Rules can be amended, so confirm current versions during your due diligence.

• Rentals: leases must be longer than six months. Weekly or monthly short-term rentals and timeshare arrangements are not allowed.
• Parking: the association provides for two vehicles per home. Garage and parking pad spaces count toward that allowance. Homes without them receive street decals for up to two vehicles, and street parking requires a visible decal and a marked space.
• Tenants: renters obtain parking decals with a copy of their vehicle registration and lease, so landlords should build that into move-in.
• Vehicles and storage: boats, trailers, RVs, campers, and moving trucks may not be parked in the community. Motorcycles, commercial vehicles (other than in a home's own driveway), and disabled vehicles are restricted. Improperly parked vehicles are subject to towing.
• Use: homes are for single-family residential use only. No business operations, exterior clotheslines, or exterior signs.
• Exterior changes: fences, outbuildings, driveways, and other structures require written association approval.
• Pets: must be leashed at all times, and owners must pick up after them.
• Trash: cans must be stored in a garage or screened enclosure except on pickup day.

What I Like About Village at Olde Town

I have lived in the SC Lowcountry since December 1996 and have been licensed since 2009. Village at Olde Town is one of the few places near Old Town Bluffton where buyers can choose between a detached home, a patio-lot home, a townhome, or a duplex inside one association.

I see it as a good opportunity for investors, and for owner-occupants who like the idea of living on one side of a duplex while the other side is a long-term rental. Lots are small, but the location is convenient to just about everything: Old Town Bluffton is 7 minutes away, groceries are about 10, and the bridge to Hilton Head Island is 6.

For investors, the six-month lease minimum and clearly defined parking rules make expectations easy to set with tenants. The preserved wetland and lagoon also add a green buffer that newer, denser Bluffton neighborhoods often lack.

What Buyers Should Know Before Choosing

• High rental share. Many homes are investor-owned and tenant-occupied. Owner-occupants should expect a mix of long-term residents and renters.
• Small lots. Yards are compact, especially on the patio lots and attached homes. Buyers who want room for a pool, a large garden, or outdoor storage should look elsewhere.
• Limited inventory. Not many homes are typically available, and there may be no homes on the market for months at a time. Buyers who want to be here should be ready to act when one comes up.
• Confirm which documents govern the property. A recorded amendment removed one phase of lots from the original declaration while keeping them under the wetlands preservation covenants. Have your closing attorney confirm exactly which covenants apply to the address you are considering.
• Attached-home ownership structure. Duplexes and townhomes may be held differently from detached homes. Ask about ownership type, insurance responsibility, and lender requirements early.
• Vehicle limits. If you own a boat, RV, trailer, motorcycle, or more than two vehicles, plan off-site storage before you buy.
• Inspection priorities. With most homes built between 2000 and 2004, focus inspections on roof age, HVAC, water heater, and other major systems.

Is Village at Olde Town a Good Fit for You?

It tends to work well if you want:

• A long-term rental property close to Old Town Bluffton, with leases of six months or longer.
• A home near Old Town, from about 1,100 to 3,100 heated square feet, without paying for a pool, clubhouse, or club.
• A duplex where you can live on one side while the other side is a long-term rental.
• A choice of detached, patio-lot, townhome, or duplex ownership in one location.

If you need room for a boat or RV, want a larger lot, want short-term rental income, or prefer a mostly owner-occupied street, look elsewhere.

Similar Bluffton Communities to Consider

Recent Sales Activity

Because few homes sell here each year, recent closed sales are the most reliable guide to value. Review the last two years of sales, then talk with me about how condition and home type affect pricing.

Village at Olde Town FAQ