Neighborhood
Hickory Forest
Hilton Head Island, South Carolina US
Hickory Forest, Hilton Head Island, South Carolina has a challenged investment profile, with pricing 31% below the city median but 111% above the state median. Gross yield is 4.5%, and prices are down 0.7% over the past year. The neighborhood has walkability of 2, education in the 38th percentile, and a Red Flag score of 94. The relative price discount to the city is a strength, while the very high Red Flag score is the main risk.
AI Summary•Updated May 2026
Area
10.60 mi²
ZIP Code
29926
County
Beaufort County
State
South Carolina
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$818,757
YoY-0.7%
Gross Rental Yield
4.5%
Listed rent · ZORI annualized
Red Flag Index
Very High
94 / 100
Walkability Score
2
OpenStreetMap POI density · national percentile
Education Score
38 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
35
DistrictScore attractiveness · national model
Hickory Forest Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Hickory Forest, Hilton Head Island.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $818,757 | -0.7% |
| Price / Sq Ft (Verified) | $355/sqft | +2.9% |
| Asking Rent (Median) | $3,077/mo | +10.1% |
| Gross Rental Yield | 4.5% | — |
| Liquidity Score | 43 / 100 | Moderate |
| Homes Sold (Period) | 177 | -11.5% |
Is Hickory Forest Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited South Carolina crime context.
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Sign in to view — free What Stands Out AI Insight
Active transaction volume — 177 homes sold last period
Flood risk is Very High (100/100)
Wildfire risk is Very High (100/100)
Insights are generated from Hickory Forest's live DistrictScore metrics.
Hickory Forest Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (South Carolina-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20244.7 µg/m³ Meets WHO guideline-16.6% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Hickory Forest centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 13% of U.S. neighborhoods.
South Carolina Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 24.0 | 4.4 | -9.6% |
| 2023 | 27.0 | 4.8 | -2.7% |
| 2022 | 28.3 | 5.0 | -4.3% |
| 2021 | 30.1 | 5.1 | -8.0% |
| 2020 | 32.5 | 5.3 | -4.8% |
| 2019 | 34.6 | 5.1 | — |
Reported at the state level — the finest official US crime aggregation; Hickory Forest inherits the South Carolina figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Hickory Forest
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor1 nearbyHigh
Point-source screening near Hickory Forest: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Hickory Forest
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI2
Minimal
Walkability Score
1
Grocery
2
Dining
0
Schools
0
Universities
1
Hospitals
0
Pharmacies
1
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Hickory Forest's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Hickory Forest vs Hilton Head Island vs South Carolina
How Hickory Forest benchmarks against its city and state medians.
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Compare Hickory Forest against Hilton Head Island and South Carolina medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & South Carolina tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.44% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 6.2%; rental income is taxed at these rates.
State Capital Gains
Capital gains taxed as income, with a 44% deduction for long-term gains.
Transfer Tax
Real estate transfer tax: $1.85 per $500.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
The state conforms to the federal 1031 like-kind exchange rules.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & South Carolina property-tax guidance for foreign buyers
Hickory Forest Real Estate FAQ
Hickory Forest, Hilton Head Island, South Carolina combines a 4.5% gross yield with prices down 0.7% over the past year. The neighborhood has walkability of 2, education in the 38th percentile, and a Red Flag score of 94, which is the main risk signal.
Neighborhoods near Hickory Forest
Compare Hickory Forest with nearby neighborhoods in Hilton Head Island.
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