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Property Tax Applications to the Beaufort County Assessor

Due to the sensitive nature of personal information and for security reasons, the Beaufort County Assessor’s office will no longer accept 4% Residential Assessment Ratio, Agriculture Use, Developer Discount, Home Owners Association, or Appeal applications via FAX or EMAIL. This includes any additional information as requested by the Assessor’s office.
To ensure delivery, it is recommended that such applications be hand-delivered to any of the Assessor’s offices in Beaufort, Bluffton or Hilton Head Island. A date stamp filing receipt will be provided. This policy takes effect on July 1, 2014.


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Welcome to the Web Page of the Beaufort County Assessor’s Office

Dear Beaufort County Citizens and Visitors,

As Beaufort County Assessor, it is always my privilege to share with you the latest available Beaufort County real property information.  

The 2013 Countywide Reassessment resulted in 8,232 timely filed appeals.  Appeals are reviewed in date order received and our appraisal staff has completed the initial review of nearly half of those appeals filed for tax year 2013.  I anticipate the majority of the initial appeal reviews will be completed prior to the mailing of property tax bills this fall.  Appeal status is updated daily and can be viewed on our county website at .

New Property Tax Law for Active Member’s of the Armed Forces

On March 11, 2014, Governor Haley signed into law H. 3027 – Special 4% Assessment Ratio for Certain Members of the Armed Forces

Active members of the Armed Forces who are residents of another state are considered residents domiciled in South Carolina as long as the member’s permanent duty station is in South Carolina.  PCS orders filed with the County Assessor is proof of the member’s duty station.  Application deadline is before the first penalty date for payment of taxes for the tax year the applicant claims eligibility.

In addition, if a member of the Armed Forces who received permanent change of duty station or temporary duty assignment for at least one (1) year regardless of assignment location and at the time of receipt of said orders was receiving the 4% ratio or then receives rental income from the property, the 4% residential ratio is retained for as long as the owner remains on active duty.  This does not apply if the owner or a member of the household claims the 4% ratio on another residence in the state.  To receive the 4% ratio in subsequent tax years, the applicant must file, by May 15th each year*, with the County Assessor, the Special 4% Assessment Ratio Active Military Affidavit.

(*Special Note that applies only for Tax Year 2014 – May 15th application date has been extended to January 15, 2015)

Special provisions have also been approved for a member of the Armed Forces who owns two (2) residences.  The member may qualify for the 4% ratio on both homes; however, it is limited to two (2) property tax years.  Under this provision of the law and as noted above, annual filing by May 15th is required in order to receive the 4% ratio in subsequent tax years.

This law takes effect for property tax years beginning after 2013 and no refunds are granted for prior tax years. 

Please feel free to contact me - or any members of my staff - if you have questions.


Ed Hughes

Beaufort County Assessor

Office Locations:
Beaufort Office
100 Ribaut Road
County Admin Bldg, Room 210
Beaufort, SC 29902
Phone : 843-255-2400
Fax: 843-255-9404
Mailing Address
P.O. Drawer 1228
Beaufort, SC 29901
Bluffton Office
4819 Bluffton Parkway
Myrtle Park Bldg, Room 220
Bluffton, SC 29910
Phone: 843-255-2419
Fax: 843-255-9485
Hilton Head Office
539 William Hilton Parkway, Room  106
Hilton Head Island, SC 29926
Phone: 843-255-2425
Fax: 843-255-9486