Buck Island-Simmonsville, Bluffton: homes, schools and commute

Last checked Oct. 12, 2026. Sources: the Town of Bluffton’s Buck Island-Simmonsville Neighborhood Plan page, its GIS planning district, subdivision and facility layers, the Beaufort County School District’s attendance zone maps, Zillow Research, Palmetto Breeze and OpenStreetMap.

Buck Island-Simmonsville is, in the town’s words, “located in the heart of Bluffton,” a community “settled by families, including Gullah descendants, who owned and operated small farms.” The town says its character began to change in the 1990s with new commercial and apartment development, and some areas lacked public water and sewer, sidewalks and street lighting. The Bluffton Area Community Association petitioned for annexation, and Town Council approved it on Dec. 29, 2005.

A neighborhood plan adopted in 2009 set out improvements. As of 2024, the town says it had spent more than $8 million on infrastructure and $2.5 million on land for a park, and Town Council approved a plan update on May 14, 2024.

What this means for you

• Zoned high school: split, about 86% Bluffton High and 14% May River High. Check one address on the district’s zone maps.
• Home value: $523,700 in ZIP 29910 in August 2026, according to the Zillow Home Value Index.
• Nearest interstate exit: I-95 Exit 8 (U.S. 278), about 14.2 miles by road.

Part of our Bluffton neighborhoods guide.

Where it is

The town’s GIS map draws the planning district at about 1.9 square miles, from Bluffton Parkway and May River Road (S.C. 46) north to U.S. 278, with Simmonsville Road and Buck Island Road running through it, according to OpenStreetMap. The town’s subdivision layer places Old Carolina, Crowne and Fuller Court here under town jurisdiction, and Westbury Park, Meadow Brook and Baywood inside the district under county jurisdiction, so check the jurisdiction on any parcel. All of it is in ZIP code 29910.

Schools

The area is in the Beaufort County School District. Shares are of sample points across the planning district checked against the district’s 2024-25 zone maps; ratings are South Carolina’s 2025 report card ratings, as the district announced them. Look up any school on SC School Report Cards.

Bluffton Middle is inside the district. Zone lines run through it, so check your address and confirm with the school. More in our schools guide.

Home values

The typical home value in ZIP 29910 was $523,700 in August 2026, up 0.7% from $520,071 in August 2025, according to the Zillow Home Value Index. The index is a modeled typical value for the middle third of homes, not a sale price, and it covers all of ZIP 29910. The town-wide Bluffton figure was $500,379, down 0.6% on the year. More in our home prices guide and property taxes guide.

For income-qualifying residents, the town’s Neighborhood Assistance Program may help with certain home repairs, dangerous trees and septic pump-outs; call 843-706-7826.

Parks and recreation

• Future town park, 15.5 acres at 140 Buck Island, bought by the town in February 2024.
• Eagles Field, at the southwest corner of Bluffton Parkway and Buck Island Road, a private park, the town says; its ball fields are on the town’s facility map at 139 Buck Island Road.
• Meadowbrook Community Park, mapped in OpenStreetMap inside the district.
• Old Carolina golf course, inside the district on the town’s facility map.

More in our parks and trails guide.

Getting around

• Bus: Palmetto Breeze Route 511, the Bluffton Breeze, stops at Westbury Park, Plantation Park Circle, Bluffton Parkway at Simmonsville Road, the Bluffton Medical Campus and Publix at Buck Island on weekdays, according to Palmetto Breeze.
• Interstate: I-95 Exit 8 (U.S. 278) is about 14.2 miles by road from the middle of the area.
• The town’s main offices, 20 Bridge St.: about 2.9 miles.
• Airports: about 12.8 miles to Hilton Head Island Airport and 34.4 miles to Savannah/Hilton Head International Airport.

Distances are on the OpenStreetMap road network, measured with the OSRM routing engine. They are distances, not drive times. More in our getting around guide.

Groceries and everyday stores

From OpenStreetMap and the town’s facility layer:

• Publix, 80 Baylor Drive, at the district’s northern edge
• Walmart Supercenter, 4 Bluffton Road, and Sam’s Club, 14 Bluffton Road, to the east
• Bluffton Medical Campus, 75 Baylor Drive
• South Carolina DMV office, 15 Sheridan Park Circle
• Beaufort County Bluffton recycling center, 104 Simmonsville Road

How to check an address

Look up the parcel and its jurisdiction in Beaufort County’s property search and the auditor’s tax district locator, then confirm the zoned schools with the district.

Frequently asked questions

When did Bluffton annex Buck Island and Simmonsville?

Town Council approved the annexation on Dec. 29, 2005, after the Bluffton Area Community Association petitioned for it, the Town of Bluffton says. A neighborhood plan followed in 2009 and an update in May 2024.

What schools serve Buck Island-Simmonsville?

It is split. About 86% of the planning district is zoned for Bluffton High and 14% for May River High; the elementary zones are Bluffton Elementary, Red Cedar, Okatie and Michael C. Riley, on the Beaufort County School District’s maps. Check one address.

Is a park planned on Buck Island Road?

Yes. The Town of Bluffton bought 15.5 acres at 140 Buck Island in February 2024 for a future park and says it will seek residents’ ideas during planning.

Is Buck Island-Simmonsville a good place to live?

Here are the facts. It is a town planning district of about 1.9 square miles between Bluffton Parkway and U.S. 278, with Bluffton Middle and a weekday bus. Most of it is zoned for Bluffton High, rated Excellent for 2025, and the typical home value in ZIP 29910 was $523,700 in August 2026, according to Zillow.