Trying to decide if Port Royal fits how you want to live in the Lowcountry? You might be picturing quiet waterfront sunsets, walkable nooks for dinner, and easy access to nature. You also want the facts on housing, taxes, and flood risk before you commit. Here is a clear snapshot of daily life, amenities, and practical must‑knows so you can decide with confidence. Let’s dive in.

Port Royal at a glance

Port Royal sits on Port Royal Island in Beaufort County within the Hilton Head Island–Bluffton–Port Royal region. The town spans about 19.6 square miles, with roughly 17 square miles of land. Population has grown from the 2020 census count of 14,220 to an estimated 16,507 as of July 1, 2024, reflecting steady momentum. You will feel the influence of major anchors nearby, including Parris Island and the area’s naval and healthcare services, which shape jobs and local demand. U.S. Census QuickFacts

Waterfront and outdoor time

If water and wildlife are on your list, start at Sands Beach and the Henry Robinson Boardwalk. You can stroll the waterfront, climb the observation tower for estuary views, and find casual spots for fishing and crabbing. The area offers a public launch and access for kayaks and small boats. For a nature break, the Cypress Wetlands Rookery draws birders and families looking for an easy boardwalk loop. Sands Beach and Boardwalk details

Dining and village feel

Around the Old Village and Marina Village area, you will find a relaxed, walkable Lowcountry vibe with local eateries and waterfront patios. Redevelopment plans continue to add energy to this pocket, while downtown Beaufort expands your dining and arts options within a short drive. If you like a small-town core that still feels connected to a larger scene, this checks a lot of boxes. Marina Village overview

Healthcare and schools

Naval Hospital Beaufort sits in the local orbit and supports military families, retirees, and civilian providers who work nearby. Beaufort Memorial, a few miles away, is the primary non-military hospital serving the broader area. For elementary school, Port Royal Elementary is located in town; always confirm attendance zones with the Beaufort County School District for a specific address. Naval Hospital Beaufort | Port Royal Elementary

Getting around

Port Royal is minutes from downtown Beaufort. Hilton Head Island is about a 30 to 50 minute drive depending on route and traffic. Savannah/Hilton Head International Airport is often the go-to for flights and runs roughly 45 to 60 minutes by car. The town has walkable pockets, yet most residents rely on a car for daily errands.

Housing snapshot

You will see a mix of older Lowcountry cottages, small-town historic homes in the Old Village area, classic single-family neighborhoods, and newer infill or apartment options along key corridors. Waterfront lots and marina‑adjacent homes are part of the mix in certain pockets. Median pricing moves with season and inventory; a recent snapshot showed the town’s median sale price around the low to mid 400s, so check live data when you are ready to shop or sell. Port Royal market snapshot

Who Port Royal fits

• Military-connected households who value proximity to Parris Island and regional services. MCRD Parris Island
• Retirees and second-home buyers drawn to a relaxed coastal lifestyle without the pace of bigger resorts.
• Local professionals in healthcare, education, hospitality, and light manufacturing who want to stay near Beaufort or the bases.

Practical things to know

Flood and storm planning

Port Royal and much of the Lowcountry are low-lying, so it is smart to confirm parcel-level flood details before you write an offer. Use FEMA Flood Insurance Rate Maps, ask for any existing elevation certificates, and talk with your insurer about coverage timelines and pricing. The City of Beaufort’s flood awareness page links to tools and explains how local rules affect building and renovations. Flood awareness and FEMA mapping

Checklist to get started:

• Look up the property’s FEMA flood zone and recent flood history.
• Ask the seller for any elevation certificates or past insurance info.
• Get a flood insurance quote early and note waiting periods.
• If renovating, consult local officials on permits and mitigation standards.

Property taxes and legal residence

South Carolina property taxes depend on millage rates split across county, municipality, school, and service districts. If you plan to make the home your primary residence, confirm you qualify for the 4 percent assessment ratio instead of 6 percent. Use the Beaufort County Auditor’s tools to estimate taxes by parcel, check millage cards, and learn how to file for legal residence. Beaufort County Auditor tools

HOAs, services, and annexations

Port Royal has pursued annexations in recent years, which can affect services, zoning, and tax responsibilities. Neighborhood HOAs are common in newer or waterfront communities. Before you buy, review the CCRs, confirm which municipality provides your services, and ask about any planned development nearby.

Insurance, inspections, and disclosures

Order a standard home inspection and consider wind or hurricane-focused assessments. Lenders require a flood determination, and insurers may ask for specific mitigation items or elevation data. South Carolina sellers must follow state disclosures and report known issues, including any flood history.

Is Port Royal a fit for you?

Choose Port Royal if you want a friendly, slower-paced waterfront town with real access to nature, dining, and regional healthcare, plus a practical commute to Beaufort and Hilton Head. You will gain small-town charm and a diverse housing mix, balanced with straightforward planning around flood, insurance, and taxes. If you want help matching your lifestyle to the right street and home type, let’s talk next steps.

Ready to explore homes, neighborhoods, and on-the-ground numbers? Reach out to Lorie Sauer for a tailored tour, real-time data, and a smooth plan from search to closing.

FAQs

Is Port Royal in a flood zone?

• Some parcels are in FEMA Special Flood Hazard Areas and others are not; look up the exact property using FEMA tools and the city’s flood awareness page, and confirm insurance needs. Flood awareness

How much does a home cost in Port Royal?

• Median prices shift with season and inventory; recent snapshots place the town near the low to mid 400s, so check current data when you are ready. Market snapshot

Who typically buys in Port Royal?

• A mix of military-connected households, retirees, second-home buyers, and local workers who want a coastal lifestyle close to Beaufort and the bases. Parris Island

What healthcare options are nearby?

• Naval Hospital Beaufort serves military-connected residents, and Beaufort Memorial is the primary regional civilian hospital a few miles away. Naval Hospital Beaufort

What schools serve Port Royal?

• Port Royal Elementary is located in town, and zoning for middle and high schools is set by the Beaufort County School District; confirm attendance for a specific address. Port Royal Elementary