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South Carolina market guide
DSCR loans in Beaufort, SC
Rental financing for Beaufort investors, qualified on the property's rent.
In Beaufort, SC, rental investors qualify on the property's rent instead of personal income. The market data behind that: $1,212 median rent, $345,400 median home value and 39% of households renting.
Beaufort rental market at a glance
Start with the two numbers every DSCR file turns on. Rent in Beaufort runs a median $1,212 a month (close to the South Carolina median of $1,180), and the median owner-occupied home is worth $345,400. Put the two medians together and Beaufort shows a gross yield of 4.2%, a thin gross ratio, which tells you purchase prices are high relative to rent. Because the rent number covers apartments as well as houses, expect single-family rentals to land above or below it.
| Indicator | South Carolina | Beaufort | Difference |
|---|---|---|---|
| Persons per household | 2.44 | 2.21 | |
| Share in 2-4 unit buildings | 4.5% | 5.6% | +25% |
| Share of homes detached | 64.5% | 70.4% | +9% |
| Long commuters, 45 min plus | 14.7% | 7.7% | -48% |
| Degree holders, age 25+ | 32.1% | 39.6% | +23% |
| Workers on their own account | 9.9% | 11.8% | +19% |
| Renters paying 30%+ of income | 52.1% | 61.0% | +17% |
| Units sitting vacant | 13.3% | 15.5% | +16% |
| Typical construction year | 1992 | 1984 | |
| Households that rent | 28.1% | 38.5% | +37% |
| Tax as a share of home value | 0.48% | 0.53% | +10% |
| Annual property tax bill, median | $1,251 | $1,839 | +47% |
| Typical owner-occupied value | $259,000 | $345,400 | +33% |
| Typical monthly rent | $1,180 | $1,212 | +3% |
| Residents (Census estimate) | 5,296,225 | 13,747 |
Tenure in Beaufort is split fairly evenly: 38.5% renter-occupied and 61% owner-occupied, with the renter share well above the South Carolina median of 28%. Against a median household income of $61,220 (about 12% below the South Carolina median of $69,324), 61% of renters report rent at or above 30 percent of income.
Property types and condition in Beaufort
With 70% of units detached, Beaufort is a single-family market first. Investors mostly buy houses, and the rent evidence comes from similar houses nearby. Homes here date to 1984 at the median, which is old enough to need system replacement but modern enough to avoid the worst surprises.
About 15% of Beaufort's housing units are vacant, and the rental vacancy rate (units for rent against rented plus for-rent units) works out to 10.4%.
Reading Beaufort as an investor
At 4.2% gross, Beaufort is a tight market for DSCR math, and investors often turn to interest-only structures, higher rents on renovated units or small multifamily to make the ratio clear. Homes of this vintage age unevenly, so rent comparables should come from properties in similar condition. With about 39% of households renting, Beaufort has enough tenants to support investors without being dominated by them.
The payment side of the Beaufort ratio
Real estate taxes are a line the rent has to cover. The median owner in Beaufort pays $1,839 a year (well above the South Carolina median of $1,251), which is about 0.53% of the median home value. That is about 13% of a year of median rent gone to taxes before the loan is even counted.
FEMA's National Risk Index (version 1.20, December 2025) rates Beaufort County as relatively high overall for natural hazard risk, with hurricanes (very high), lightning (relatively high) and coastal flooding (relatively high) among its leading hazards.
| Hazard in Beaufort County, FEMA index | Level |
|---|---|
| Ice storms exposure | Relatively High |
| Coastal flooding exposure | Relatively High |
| Lightning exposure | Relatively High |
| Hurricanes exposure | Very High |
| Social vulnerability score | Relatively Moderate |
| Annualized loss estimate | Relatively High |
| Composite risk | Relatively High |
Insurance belongs in the ratio from day one, so get a landlord quote for the Beaufort address and ask about roof age, wind or hail deductibles and flood cover.
The ratio in Beaufort dollars
Take the median rent ($1,212), subtract median taxes spread over twelve months ($153), and you have $1,059 of room at a 1.00 ratio. A lender asking for 1.25 cuts that to $816. Real quotes for the address decide the rest.
Rental rules for Beaufort, SC
Before you underwrite a Beaufort rental, confirm with city hall and Beaufort County whether landlords must register, pass an inspection or hold a permit, especially for stays under 30 days, because those rules can change what income a lender will count. Guests who book by the night in Beaufort are taxed under state law as follows. Hosts who rent directly generally need a retail license with the Department of Revenue.
A landlord collecting a deposit in Beaufort works under S.C. Code Ann. § 27-40-410, which sets the limit as follows: No cap on the amount in the Residential Landlord and Tenant Act. Plan for a 30 day return window on any Beaufort deposit once the tenant moves out. South Carolina sets landlord notice for month-to-month tenancies at 30 days' written notice before the termination date (7 days for week-to-week), which matters if you inherit a tenant with no lease end date.
Neighbors of Beaufort by the numbers
Among the nearby markets above, North Charleston has the lowest median home value at $302,200 and Hilton Head Island the highest at $687,400, against $345,400 in Beaufort.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| North Charleston | 50% | $1,527 | $302,200 | 119,913 | $1,430 |
| Summerville | 31% | $1,946 | $328,100 | 51,654 | $1,526 |
| Bluffton | 17% | $2,988 | $492,100 | 33,157 | $2,256 |
| Hilton Head Island | 21% | $3,066 | $687,400 | 37,911 | $1,479 |
| Beaufort | 39% | $1,839 | $345,400 | 13,747 | $1,212 |
What fills Beaufort rentals
The self-employed share of the workforce is 11.8%, and those owners tend to be exactly the buyers DSCR financing was built for. Around the edges, government workers are about 19% of employment, 40% of adults hold a bachelor's degree or higher and 8% of commuters travel 45 minutes or more.
Education is part of the Beaufort rental picture, with University of South Carolina Beaufort, Technical College of the Lowcountry and Clemson University among the institutions listed. On the logistics side, interstate access via I-95 and air service through Savannah/Hilton Head International Airport and Beaufort County Airport are noted for Beaufort.
Next steps for a Beaufort purchase
Run the Beaufort rent, tax and insurance figures through the DSCR calculator. When they clear the ratio, start an application or ask for a quote.
More South Carolina markets
- All South Carolina DSCR loans
- DSCR loans in Hilton Head Island, SC
- DSCR loans in Bluffton, SC
- DSCR loans in Summerville, SC
- DSCR loans in North Charleston, SC
- Every market we cover
Sources
- Lodging tax reference: SCDOR accommodations tax
- Lodging tax reference: S.C. Code 12-36-920
- Census Bureau ACS 5-year 2020 to 2024 tables
- FEMA county hazard table
- Wikipedia article, Beaufort, South Carolina
- S.C. Code Ann. § 27-40-410, the South Carolina deposit law
Beaufort's figures are ACS estimates covering 2020 to 2024 and are not exact counts. RedFlagLease (CC BY 4.0) supplies the South Carolina landlord-tenant notes, and the statutes are linked. Verified October 2026. Ordinances and statutes change, so confirm before acting.
Before you make an offer
On a Beaufort purchase, line up the lease, the tax estimate, the insurance quote and any association dues before the appraisal is ordered, and ask the appraiser's office what rent comparables they plan to use.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
Lease or market rent: what counts in Beaufort?
It comes from a lease or from the market rent in the appraisal, whichever the program uses. Against that, the Beaufort median is $1,212.
How is the DSCR figure built for a Beaufort property?
The denominator is the whole housing payment. Using Beaufort's median rent of $1,212, a ratio of 1.25 allows $970, and a ratio of 1.00 allows all $1,212.
How much real estate tax do Beaufort homeowners pay a year?
Beaufort owners report a median $1,839 in annual real estate taxes, an effective 0.53% (South Carolina: 0.48%). Your own bill depends on the assessed value after purchase.
Do DSCR lenders count short-term rental income in Beaufort?
Possible where lender guidelines allow it, subject to Beaufort and Beaufort County rules and to the building's association. Lenders usually average a year of bookings and discount the result.
Are there deposit limits for Beaufort rentals?
Start with S.C. Code Ann. § 27-40-410. The limit: No cap on the amount in the Residential Landlord and Tenant Act. Return window: 30 days. Talk to a South Carolina attorney for a lease form that matches.
What hazard risk does Beaufort carry for investors?
The county scores relatively high overall in FEMA's index, with hurricanes leading. Parcel-level flood maps and a real insurance quote give the answer that counts.
Is an entity required for a SC DSCR loan?
It is optional. Lenders will close in a properly formed LLC and generally want the members to guarantee. Ask your accountant how a SC entity would be taxed.