AppealDesk

Beaufort County Property Tax Appeal, South Carolina

Travis BunnTravis Bunn·Updated July 22, 2026

Beaufort County, located in South Carolina's scenic Lowcountry, has a population of approximately 204,400 as of 2025 and serves as one of the state's fastest-growing counties. With a median home value of $377,900 and an effective property tax rate of 0.82%, the county's median annual property tax bill of $2,400 equals the national median. However, with home values significantly above the national average, appeals are particularly important for homeowners facing rapid appreciation in this coastal market. The county's effective tax rate is lower than the national median of 1.02%, making it relatively tax-friendly despite higher property values.

Notable cities: Hilton Head Island, Bluffton, Beaufort, Port Royal

Median Home

$377,900

Tax Rate

0.82%

Annual Tax

$2,400

Population

204,400

On the typical Beaufort County home, valued near $377,900 at the county’s effective tax rate of 0.82%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: Within 90 days after the assessor mails the property tax assessment notice, or between January 1st of the current year and January 15th of the following year

Property taxpayers have two options: (1) within 90 days after receiving your assessment notice (date on notice), or (2) between January 1st of the current year and January 15th of the following year. You cannot exercise both options in the same tax year. Appeals filed before January 15th apply to the current tax year; appeals filed on or after January 15th apply to the succeeding tax year.

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How Beaufort County Assesses Property

4%of market value

Assessed by: Beaufort County Assessor's Office

Assessment cycle: Five-year reassessment cycle

Notices typically mailed: Spring (following reassessment years)

Beaufort County assesses property based on fair market value, which is then multiplied by the assessment ratio to determine your assessed value for tax purposes. Primary residences with the legal residence exemption are assessed at 4% of market value, while other residential and commercial properties are assessed at 6%. For example, if your home's market value is $377,900 (the county median) and you have the legal residence exemption, your assessed value would be $15,116 (4% of $377,900), resulting in approximately $3,096 in annual taxes at the county's effective rate of 0.82%.

The Appeal Process

Appeals are heard by the County Assessor. After filing your appeal, a staff appraiser will review your submitted information and comparable sales data. If you proceed to the Board of Assessment Appeals, you'll attend a conference lasting one to three hours where you must present all evidence, and the Board has authority to confirm or modify the Assessor's decision.

1

Submit a written appeal to the Beaufort County Assessor's Office within 90 days of receiving your assessment notice or between January 1st and January 15th of the following year, using the Appeal of Real Property Appraisal/Assessment form available online or in PDF format.

2

Include in your appeal: property description, your opinion of the property's fair market value, and a statement outlining the reasons for your appeal with supporting evidence such as comparable sales, recent appraisals, photos of property condition, or repair estimates.

3

The Assessor will review your appeal and respond in writing within 30 days of receipt (or as soon thereafter as practical), providing a statement of the initial assessment and any redetermined property tax assessment.

4

If you are not satisfied with the Assessor's response, you may appeal to the Beaufort County Board of Assessment Appeals within 30 days after the date of the County Assessor's response. The Board will schedule a conference within 30 days of receiving your appeal notice.

5

Attend the Board of Assessment Appeals hearing, presenting all evidence at the conference. Meetings are held in Council Chambers at 100 Ribaut Road in Beaufort, or at locations on Hilton Head Island or in Bluffton.

6

If unsatisfied with the Board's decision, you may appeal to the Administrative Law Court within 30 days after the date of the Board's written decision for a contested case hearing.

7

As a final option, you may appeal the Administrative Law Court decision through the South Carolina court system.

Required form: Appeal of Real Property Appraisal/Assessment form (available online or as PDF)

Filing Methods

online:https://www.beaufortcountysc.gov/assessor/index.html - Click 'Appeal of Real Property Appraisal/Assessment' link
mail:Beaufort County Assessor's Office, P.O. Drawer 1228, Beaufort, SC 29901
in-person:100 Ribaut Road, County Admin Bldg, Rm# 210, Beaufort, SC 29902

Evidence to Bring

Comparable sales (recent sales of similar properties in your area)Professional appraisal reportsPhotographs showing property condition or damageRepair estimates for needed improvementsProperty record cards or documentation of errors in assessment

Beaufort County Assessor Contact

Beaufort County Assessor's Office

Phone: (843) 255-2400

Address: 100 Ribaut Road, County Admin Bldg, Rm# 210, Beaufort, SC 29902

Website: https://www.beaufortcountysc.gov/assessor/index.html

Online Portal: https://www.beaufortcountysc.gov/assessor/index.html

Hours: Monday through Friday, 8:00 AM to 5:00 PM

Tax Exemptions in Beaufort County

Legal Residence Exemption (4% Assessment Ratio)

Assessed at 4% of market value instead of 6%

Reduces the assessment ratio from 6% to 4% for owner-occupied primary residences

Eligibility: South Carolina residents who own and occupy the property as their primary residenceDeadline: Between January 1st and January 15th of the following year

Homestead Exemption

$50,000 exemption from fair market value (saves approximately $200 per year)

Complete exemption of taxes on the first $50,000 in fair market value of your legal residence

Eligibility: Homeowners age 65 or older, totally and permanently disabled, or legally blind who have been legal South Carolina residents for one calendar yearDeadline: Contact Beaufort County Auditor at (843) 255-2500 for application details

Disabled Veteran Property Tax Exemption

100% exemption from all property taxes on dwelling and up to 5 acres

Complete property tax exemption on primary residence and up to 5 acres for qualifying disabled veterans

Eligibility: Veterans with 100% total and permanent service-connected disability rating from the VA; surviving spouses also qualify immediatelyDeadline: Apply through South Carolina Department of Revenue MyDORWAY portal; exemption is retroactive to the year disability occurred (back to 2022)

Assessable Transfer of Interest (ATI) Exemption

Up to 25% reduction in fair market value (but not lower than current county records)

Allows taxpayers to reduce fair market value when purchasing property

Eligibility: Property owners who purchase real estate; assessed at 6% and remains at 6% for the year exemption is grantedDeadline: Before January 31st for the tax year that eligibility is first claimed

Beaufort County Appeal Statistics

Avg Reduction

$694

Beaufort County Appeal Packet — $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Beaufort County for 2026?
You have two options for appealing your Beaufort County property assessment in 2026. First, you can file within 90 days after the assessor mails your property tax assessment notice (the date appears on the notice). Second, you can file between January 1st of the current year and January 15th of the following year, though you cannot use both options in the same tax year. Appeals submitted before the January 15th penalty date apply to the current property tax year, while appeals submitted on or after January 15th apply to the succeeding property tax year. Missing these deadlines means waiting until the next cycle to challenge your assessment.
How do I file a property tax appeal online in Beaufort County?
Beaufort County offers an online Appeal of Real Property Appraisal/Assessment form through their official website. Visit www.beaufortcountysc.gov/assessor and click on the link for 'Appeal of Real Property Appraisal/Assessment.' You'll need to provide your property information, your opinion of the property's fair market value, and a detailed explanation of why you disagree with the assessed value. The online system allows you to upload supporting documents such as comparable sales data, appraisal reports, or photographs. Alternatively, you can download the PDF appeal form from the same website and submit it by mail to P.O. Drawer 1228, Beaufort, SC 29901, or in person at 100 Ribaut Road, Room 210.
What is the homestead exemption worth in Beaufort County?
The Homestead Exemption in Beaufort County provides a complete exemption from taxes on the first $50,000 in fair market value of your legal residence, saving qualifying homeowners an average of approximately $200 per year in property taxes. To qualify, you must be age 65 or older, totally and permanently disabled, or legally blind, and you must have been a legal South Carolina resident for one calendar year as of December 31st preceding the tax year. This exemption is separate from the Legal Residence (4%) exemption and is managed by the Beaufort County Auditor's Office. For application details and to confirm your eligibility, contact the Auditor at (843) 255-2500.
What happens at a Board of Assessment Appeals hearing in Beaufort County?
If you're not satisfied with the Assessor's initial response to your appeal, you can request a hearing before the Beaufort County Board of Assessment Appeals within 30 days of receiving the Assessor's written response. The Board will schedule a conference within 30 days of receiving your appeal notice. Meetings typically last one to three hours and are held in Council Chambers at the Beaufort County Government Robert Smalls Complex at 100 Ribaut Road in Beaufort, or at locations on Hilton Head Island or in Bluffton. You must present all your evidence at this conference, including comparable sales, appraisal reports, and any documentation supporting your position. The Board has the authority to confirm or modify the County Assessor's decision, and you'll receive a written decision following the hearing.
How much can I save by appealing my property taxes in Beaufort County?
According to recent data, successful property tax appeals in Beaufort County save homeowners an average of $694 per year. With Beaufort County's median home value of $377,900 and an effective tax rate of 0.82%, even a modest reduction in your assessed value can result in significant savings over time. For example, if you successfully reduce your home's assessed value by $50,000, you could save approximately $410 annually. Given that approximately 25% of homes nationwide are overassessed by an average of $1,346 per year, many Beaufort County homeowners may be paying more than their fair share. The savings from a successful appeal continue year after year until the next reassessment cycle.
What evidence do I need for a Beaufort County property tax appeal?
To build a strong property tax appeal in Beaufort County, you should gather recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, as this is the most compelling evidence. Professional appraisal reports from licensed South Carolina appraisers carry significant weight with the Assessor's office. Additionally, include photographs documenting any property damage, deferred maintenance, or unfavorable conditions that might reduce your home's value. If your property requires repairs, obtain written estimates from contractors. Also review your property record card for errors in square footage, number of bedrooms or bathrooms, lot size, or property classification, and provide documentation to correct any mistakes. The Beaufort County Assessor's office values properties as of December 31st of the reassessment year, so all evidence should reflect conditions and market values as of that date.
When does Beaufort County perform property reassessments?
Beaufort County is required by South Carolina law to perform a countywide reassessment every five years, as mandated by South Carolina Code of Laws Section 12-43-217. The last countywide reassessment was implemented in 2023, and the next scheduled reassessment is set for 2028. During the five-year cycle between countywide reassessments, property values remain frozen at the reassessment valuation date unless specific triggering events occur. Individual property reassessments also occur the year following a property sale, non-exempt ownership transfer, or new construction. The Assessor's Office produces an annual certified assessment roll and maintains records throughout the year to support this continuous reassessment program for properties that experience qualifying changes.
Can disabled veterans get property tax exemptions in Beaufort County?
Yes, South Carolina veterans with a 100% total and permanent service-connected disability rating from the VA qualify for a complete property tax exemption on their primary residence and up to 5 acres of land in Beaufort County. This exemption eliminates all property taxes on the qualifying property, potentially saving thousands of dollars annually. Surviving spouses of disabled veterans can immediately claim the same exemption, even if the veteran never applied for it. The exemption is retroactive to the year the disability occurred (back to 2022 under recent legislation expansion). Veterans with partial disabilities may qualify for a percentage exemption equal to their disability rating. To apply, submit your application through the South Carolina Department of Revenue's MyDORWAY online portal at dor.sc.gov, along with your VA rating letter and county service officer certification.

Official Resources

Beaufort County Assessor's Office - Official Website →

Access online appeal forms, exemption applications, property information, and contact details for the Assessor's Office.

Beaufort County Property Information (Public Access) →

Search property records, view assessed values, check tax payment history, and look up property details for all Beaufort County properties.

South Carolina Department of Revenue - Property Tax Exemptions →

Information on statewide property tax exemptions including homestead, disabled veteran, and other exemptions available to South Carolina residents.

Beaufort County Auditor's Office →

Apply for the Homestead Exemption, view millage rates, access personal property tax information, and obtain tax bill details.

For state-wide appeal information including South Carolina's assessment ratio and deadlines, see our South Carolina Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More South Carolina Counties

Charleston County (Charleston)Greenville County (Greenville)Horry County (Conway)Richland County (Columbia)
← All South Carolina property tax appeal info

Sources: https://www.beaufortcountysc.gov/assessor/index.html | https://www.beaufortcountysc.gov/assessor/appeal.html | https://www.abodemoney.com/insights/property-tax/south-carolina/beaufort-county | https://www.ownwell.com/trends/south-carolina/beaufort-county | https://dor.sc.gov/property/exempt-property | https://www.beaufortcountysc.gov/assessor/faq.html

Last verified: 2026-07-22