Moss Creek and Buckingham, Bluffton: homes, schools, commute

Last checked Oct. 12, 2026. Sources: the Town of Bluffton’s neighborhoods list (PDF) and GIS subdivision and facility layers, the Beaufort County School District’s attendance zone maps, Zillow Research, Palmetto Breeze and OpenStreetMap.

Moss Creek and Buckingham sit at the eastern end of greater Bluffton, where U.S. 278 heads for the bridges to Hilton Head Island. They are outside the Town of Bluffton: the town’s neighborhood list puts Moss Creek, Buckingham Landing, the Gatherings, Lakes at Edgewater, South Pointe and the Villas at Old South among “Residents of Greater Bluffton, Unincorporated Part of Beaufort County.” Its GIS map lists all six under county jurisdiction, about 2.4 square miles in all. OpenStreetMap maps Buckingham Landing as a hamlet.

This corner of greater Bluffton is the one place in this guide where most homes are zoned for Hilton Head Island schools and carry a Hilton Head Island ZIP code.

What this means for you

• Zoned high school: mostly Hilton Head Island High, about 94% of the area; the rest Bluffton High. Check one address on the district’s zone maps.
• Home value: $748,831 in ZIP 29926 in August 2026, according to the Zillow Home Value Index.
• Nearest interstate exit: I-95 Exit 8 (U.S. 278), about 18.4 miles by road.

Part of our Bluffton neighborhoods guide.

Where it is

U.S. 278, Fording Island Road, runs along the area, becoming William Hilton Parkway toward the island, with Buckingham Plantation Drive and the eastern end of Bluffton Parkway at its edges, according to OpenStreetMap. About 92% of the area on the town’s map is in ZIP code 29926, which Zillow labels Hilton Head Island, and 8% in 29910. Permits go to Beaufort County, not the Town of Bluffton; see our building permits and zoning guide.

Schools

The area is in the Beaufort County School District. Shares are of sample points across the six communities 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.

At the elementary level, the district’s zone map labels 94% of the area “Hilton Head Schools”; on the island, the district rated Hilton Head Island Elementary Good and the Hilton Head Island School for the Creative Arts Average for 2025. The rest falls in Michael C. Riley Elementary (Average) and Red Cedar Elementary (Excellent) zones. Ask the district which island elementary school an address attends; more in our schools guide.

Home values

The typical home value in ZIP 29926 was $748,831 in August 2026, up 2.5% from $730,548 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 Zillow labels ZIP 29926 Hilton Head Island, so the figure takes in island homes too. In ZIP 29910 the figure was $523,700, and the town-wide Bluffton figure was $500,379. More in our home prices guide.

Unincorporated parcels pay no Town of Bluffton or Town of Hilton Head Island levy. Check a parcel’s tax district in the auditor’s tax district locator; rates are in our property taxes guide.

HOAs

The town’s facility layer lists the Moss Creek golf course, 100 Devils Elbow Lane, with the Moss Creek Owners Association as owner.

Parks and the water

• Buckingham Boat Landing, 55 Fording Island Road Ext., a Beaufort County landing, on the town’s facility map.
• Moss Creek golf course, 100 Devils Elbow Lane.
• Bluffton Township Fire District Station 33, 12 Buckingham Plantation Drive.

More in our parks and trails guide.

Getting around

• Bus: Palmetto Breeze Route 511 stops at Buckingham Landing Drive, the Edgewater apartments and both Tanger Outlets centers on weekdays, according to Palmetto Breeze.
• Interstate: I-95 Exit 8 (U.S. 278) is about 18.4 miles by road from Moss Creek.
• Airports: about 9.5 miles to Hilton Head Island Airport, the closest of any area in this guide, and 38.6 miles to Savannah/Hilton Head International Airport.
• Old Town: about 5.5 miles to the town’s main offices at 20 Bridge St.

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

OpenStreetMap shows no supermarket inside the six communities. Tanger Outlets, 1414 Fording Island Road, is at the area’s western edge on the town’s facility map, and the nearest mapped supermarkets are on Bluffton Road and at Belfair Towne Village; see the Central Bluffton and Belfair and Rose Hill pages.

How to check an address

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

Frequently asked questions

What schools is Moss Creek in Bluffton zoned for?

Mostly Hilton Head Island schools. About 94% of the Moss Creek and Buckingham area is zoned for Hilton Head Island Middle and Hilton Head Island High on the Beaufort County School District’s maps, and about 6% for Bluffton Middle and Bluffton High.

What ZIP code is Moss Creek in?

Mostly 29926, which Zillow labels Hilton Head Island; about 8% of the area is in 29910. Zillow’s typical home value was $748,831 in 29926 and $523,700 in 29910 in August 2026.

Is Moss Creek in the Town of Bluffton or Hilton Head Island?

Neither. The Town of Bluffton lists Moss Creek, Buckingham Landing and the other communities here among the neighborhoods of greater Bluffton in unincorporated Beaufort County, outside the town limits.

Is Moss Creek a good place to live?

Here are the facts. Moss Creek and Buckingham are unincorporated communities of about 2.4 square miles at the mainland end of the Hilton Head bridges, about 9.5 miles by road from Hilton Head Island Airport. Most of the area is zoned for Hilton Head Island High, rated Good for 2025, and the typical home value in ZIP 29926 was $748,831 in August 2026, according to Zillow.