Palmetto Bluff developer and town staff report steady sales, pipeline of homes and infrastructure plans

Will Howard of South Street Partners told the Bluffton Town Council on Jan. 13 that Palmetto Bluff recorded about $322,000,000 in total sales in 2025, with 143 transactions and an average sale price driven by a mix of homes and developer lots. He said the community has 1,216 certificates of occupancy and roughly 343 units either under construction or in the design-review/permitting process.

Howard highlighted recent completions, including the Jan. 2 opening of Anson Point Golf Course, and described active infrastructure work: completion of the first 1.5 miles of Old Anson Road and plans to extend utilities and road work to Big House Island and the Big House Lagoon. He said permanent utilities must be extended to permit full marina and village buildout, and he estimated — contingent on utility-company approvals — the road and utilities could be complete by 2027.

Howard described conservation measures tied to the development agreement: a conservancy is charged with managing at least 5,000 acres to remain undeveloped and the development review board must approve tree removal on individual lots. He said the developer aims to integrate design with existing landscape rather than clear large swaths of land.

Town planner Kevin Icard gave the council an annual development-agreement update, noting that roughly 92% of the town is regulated by development agreements and that some long-standing agreements run for decades (Palmetto Bluff’s agreement was noted as extendable to 2057). He described a recent annexation of 24 acres for the Beaufort County School District’s River Ridge Academy early-childhood center and previewed an upcoming process this spring to address expiring agreements (including the Village of Revere). Icard also highlighted active projects around town, including a 12-unit affordable housing project, Buck Island Apartments (200 units) and multiple commercial and medical office permits.

Councilmembers asked about reforestation and tree mitigation; Howard said the conservancy and design-review rules provide oversight and that the developer sometimes requires mitigation when significant trees are removed. Council members also pressed staff on build-out percentages for specific PUDs; Icard said the New Riverside area is a primary site of recent residential growth.

The presentation closed with an invitation from Howard for councilmembers to tour properties and follow-up on questions by staff. No formal action was taken on the development presentations.