What Is Windtree in Bluffton, SC?
Windtree is an established, non-gated neighborhood of 50 single-family homes off Buck Island Road in Bluffton, SC. The neighborhood was laid out on a 1986 plat as 50 lots on about 25.7 acres, with a lagoon and natural buffer areas held as common property. Homes sit among mature live oaks and palms. Windtree Home Owners Association, Inc. manages the common areas and architectural review. There is no pool or clubhouse, and the roads are owned and maintained by Beaufort County.
Where Is Windtree Located?
Windtree is off Buck Island Road, which connects Fording Island Road (Hwy 278) and Bluffton Parkway. The entrance is across Buck Island Road from Old Carolina Drive. That puts Old Town Bluffton, grocery stores, and Bluffton Parkway within a few minutes, with Hilton Head Island only about 18 minutes and Savannah reachable in about 38 minutes without traffic. Windtree is not located within the Town of Bluffton.
Approximate Drive Times
Estimates only. Traffic and time of day can materially affect travel times.
Windtree Homes and Home Styles
Windtree consists entirely of single-family homes built primarily in the 1990s and early 2000s. Homes vary from roughly 1,300 to 2,500 heated square feet, with a mixture of one-story and two-story homes. Most homes are 3 bedrooms and 2 bathrooms, but this does vary. Lots are generally larger than in most newer Bluffton neighborhoods, with many around a third of an acre.
Because the homes are established, condition varies from house to house. Plan to look closely at roof age, HVAC, water heater, and major systems during inspection. Most homes are on public water and a septic system, so a septic inspection is worth adding to your due diligence. With a mature tree canopy, it is also worth checking limb clearance over the roof and gutters.
Key Covenant Points
- Exterior changes, additions, and new structures need HOA Board approval before work begins.
- Boats, trailers, and RVs must be kept in an area fenced or screened from the street and neighbors, unless the HOA provides a storage area.
- The lagoon serves as a drainage reservoir. It is not used for swimming, and boats are allowed only for maintenance.
- A guest suite is allowed if it has no kitchen and is not rented separately from the main house.
- Household pets are allowed and must be leashed when off the owner's lot.
Schools Serving Windtree
Windtree is served by Bluffton Elementary School, H.E. McCracken Middle School, and Bluffton High School in the Beaufort County School District. (The district can confirm the assignment for a specific address.)
What Flood Zone Is Windtree In?
Windtree is in FEMA Flood Zone X as of October 14, 2026, which places it outside FEMA's Special Flood Hazard Area. Flood insurance is generally not required by lenders in Zone X, but it is available. See my guide: Do You Need Flood Insurance in Bluffton?
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What Does It Cost to Own in Windtree?
Ownership costs here come down to property taxes, homeowners insurance, and normal upkeep. Windtree currently has no mandatory HOA or POA fee, although Windtree Home Owners Association, Inc. remains in good standing and the recorded covenants still apply. For HOA and transfer fees across other Bluffton neighborhoods, see my Bluffton HOA Fees and Transfer Fees guide. For taxes and insurance, see What It Really Costs to Own a Home in Bluffton.
What I Like About Windtree
I've lived in the SC Lowcountry since December 1996 and have been licensed in real estate since 2009. My thoughts on Windtree: if you are looking for a little more land, no amenities, and a convenient location, this could be a good choice.
You might want to upgrade the home to reflect today's design choices.
What Buyers Should Know Before Choosing Windtree
- Inventory is limited. With 50 homes, months can pass between listings. Buyers on a firm timeline may need a backup neighborhood.
- Established homes. Expect a range of updates from house to house. Budget for inspection findings and possible system replacements.
- Mature trees. The canopy is a big part of the appeal, but it also means leaf and limb cleanup and periodic tree work.
- No pool or clubhouse. The common property is the lagoon and natural buffer areas.
- Architectural review. Plan for HOA Board approval before exterior projects. The covenants give the Board 30 days to respond to submitted plans.
- Boat and RV storage. These must be screened from view on your lot. If that matters to you, check each lot's layout before you buy.
Is Windtree a Good Fit for You?
Windtree tends to fit buyers who want:
- A single-family home in an established neighborhood with mature trees
- A larger lot instead of a community amenity package
- Quick access to Old Town Bluffton and Bluffton Parkway
If you need a pool and clubhouse, newer construction, or a home on a fixed timeline, a newer Bluffton neighborhood is likely a better match.
Similar Bluffton Communities to Consider
Baywood
Around 100 established single-family homes, built mostly in the 1980s and 1990s, outside Town of Bluffton limits.
Meadowbrook at Old Carolina
An established single-family neighborhood near Windtree in the Buck Island Road and Old Carolina area.
Rivers End
Non-gated single-family homes with no HOA off SC 170 in Okatie, built mostly late 1990s to early 2000s.
Windtree FAQ
How many homes are in Windtree?
Windtree has 50 single-family homes.
Is Windtree a gated community?
No. Windtree is a non-gated single-family home neighborhood off Buck Island Road in Bluffton.
How often do homes in Windtree come up for sale?
Not often. With only 50 homes, listings are infrequent. The best way to catch one is to share your criteria with me so you are notified as soon as a home is listed.
Is Windtree in the Town of Bluffton?
No. Windtree has a Bluffton mailing address, but it is not located within the Town of Bluffton.
What flood zone is Windtree in?
Windtree is in FEMA Flood Zone X as of October 14, 2026, outside FEMA's Special Flood Hazard Area.
Does Windtree have an HOA?
Windtree Home Owners Association, Inc. is in good standing, but there is currently no mandatory HOA or POA fee. The recorded covenants, including architectural review for exterior changes, still apply. To compare fees in other Bluffton neighborhoods, see my Bluffton HOA Fees and Transfer Fees guide.
Is Windtree a 55+ community?
No. Windtree is not age-restricted. Buyers looking for a 55+ community nearby often consider Sun City Hilton Head, The Haven at New Riverside, Four Seasons at Carolina Oaks, Four Seasons at Hilton Head Lakes, and Latitude Margaritaville.
Recent Sales Activity in Windtree
Recent closings are the most reliable guide to current Windtree values.
See Windtree Sales (Last 12 Months):format(webp):quality(80)/u.realgeeks.media/rgtemplate/Market-Report-2.png)