Where Homes Are Selling in New Riverside Right Now — A Neighborhood-by-Neighborhood Read
Bluffton, South Carolina • Real Estate Insights
So far this year, 76 homes have sold in New Riverside. 49 were new construction. 27 were resale.
What's worth knowing before the breakdown — four of the seven for-sale neighborhoods in New Riverside are fully built out. Alston Park, Southern Oaks, The Haven, and The Landings have no new lots left. Every home that moves in those communities is a resale from an existing homeowner. The other three — Midpoint, The Heritage, and The Lakes — still have active builders, and the sales there include both new construction and resale.
Here's the read, neighborhood by neighborhood, with numbers from our MLS.
● Midpoint — 24 sold (all 24 new construction by Pulte)
● The Heritage — 18 sold (12 new construction by Smith Family Homes, 6 resale)
● The Lakes — 17 sold (13 new construction by K. Hovnanian, 4 resale)
● The Landings — 7 sold (all 7 resale; the community is fully built out)
● The Haven — 4 sold (all 4 resale; the community is fully built out)
● Alston Park — 3 sold (all 3 resale; the community is fully built out)
● Southern Oaks — 3 sold (all 3 resale; the community is fully built out)
Our first stop is The Heritage, off Highway 46 (also known as Okatie Highway).
So far this year, 18 homes have sold at The Heritage. 12 were new construction by Smith Family Homes. 6 were resale.
Currently active for sale: 11 homes total.
● 2 new construction, listed at $406,490 and $419,900
● 9 resale, with an average list price of $428,778, an average size of 2,097 square feet, and an average price per square foot of $206.99
In the past 15 days, here's what has gone under contract at The Heritage:
● 1 new construction at $424,340
● 3 resale
Smith Family Homes has 75 homes left to build at The Heritage, with Phase 10 coming up as a pre-sale. That phase is about 7 to 9 months from contract to close. Smith Family Homes' incentives change month to month. Right now, Smith Family Homes' preferred lender is offering buyers a 5.50% 30-year fixed rate mortgage plus a $15,000 credit toward buyers' closing costs.
Next up is The Landings, off New Riverside Road. The Landings is fully built out, with roughly 233 homes total. Every home that sells here is a resale from an existing homeowner.
So far this year, 7 homes have sold at The Landings.
Currently active for sale at The Landings are 5 homes, with an average list price of $664,778, an average size of 2,710 square feet, and an average price per square foot of $247.75.
The Landings accounted for 3 of the 5 home sales across New Riverside in the past 30 days.
After The Landings, the next community on New Riverside Road is Alston Park. Alston Park is also fully built out, with roughly 268 homes total. Every home that sells here is a resale, same as at The Landings.
So far this year, 3 homes have sold at Alston Park:
● $399,000 ($159.60 per square foot). Originally listed at $479,000. 2,500 square feet, built in 2007. 248 days total on the market.
● $479,000 ($179.80 per square foot). Originally listed at $519,000. 2,664 square feet, built in 2007. 166 days total on the market.
● $495,000 ($209.13 per square foot). Originally listed at $525,000. 2,179 square feet, built in 2021. 63 days total on the market.
Currently active for sale at Alston Park are 7 homes, with an average list price of $488,771, an average size of 2,309 square feet, and an average price per square foot of $217.79.
Continuing down New Riverside Road, the next two communities sit across the street from each other. Both are also fully built out with no new lots available for sale.
The Haven is an active lifestyle community for residents 55 and older, with roughly 506 homes total.
So far this year, 4 homes have sold at The Haven.
Currently active for sale at The Haven are 8 homes, with an average list price of $641,256, an average size of 2,260 square feet, and an average price per square foot of $274.95.
In the past 15 days, here's what has gone under contract at The Haven:
● 2 homes, one listed at $510,000 and the other listed for $549,000
Across the street from The Haven sits Southern Oaks, with roughly 321 homes total.
So far this year, 3 homes have sold at Southern Oaks.
Currently active for sale at Southern Oaks are 7 homes, with an average list price of $403,429, an average size of 1,810 square feet, and an average price per square foot of $227.35.
Passing The Haven and Southern Oaks, the next stop is Midpoint, built by Pulte Homes. Midpoint has about two more years of build-out ahead.
So far this year, 24 homes have sold at Midpoint. All 24 were new construction.
Currently active for sale at Midpoint: 5 homes total.
● 4 new construction, with list prices ranging from $524,865 to $684,415
● 1 resale, listed at $399,000, with 2,068 square feet and a price per square foot of $192.94
In the past 15 days, here's what has gone under contract at Midpoint:
● 3 new builds, with list prices ranging from $686,465 to $699,615
Right now, Pulte is offering incentives of $40,000 on some homesites and $20,000 on others. These can be used towards a mortgage rate buy-down that can get buyers a rate as low as 3.99% for a seven-year adjustable rate mortgage or 4.99% on a 30-year fixed mortgage. Pulte's incentives apply across all available lots, not just their Quick Move-In homes.
There are also new lots being released and others coming up soon at Midpoint.
The last stop on our drive through New Riverside is The Lakes, built by K. Hovnanian. K. Hovnanian is working to be fully built out at The Lakes by early next year, which is driving aggressive pricing and financing right now.
So far this year, 17 homes have sold at The Lakes. 13 were new construction, and 4 were resale.
Currently active for sale at The Lakes: 17 homes total.
● 5 new construction, with list prices ranging from $409,900 to $479,900
● 3 new construction added earlier this week, all built in 2026:
○ $409,900, 1,587 square feet
○ $417,900, 1,587 square feet
○ $439,900, 1,887 square feet
● 9 resale, with an average list price of $505,354, an average size of 2,535 square feet, and an average price per square foot of $223.18
In the past 15 days, here's what has gone under contract at The Lakes:
● 5 new construction, with an average list price of $415,900
● 1 resale listed at $449,000, with 1,904 square feet, built in 2022. 14 days total on the market.
● 1 resale listed at $405,000, built in 2024. 101 days total on the market.
Right now, K. Hovnanian's lender is offering buyers 3.75% for a seven-year adjustable rate mortgage with no cost to the buyer on one of their Quick Move-In homes, priced at $503,900. The same home can also be purchased for $469,900 at the current market rate with a $10,000 builder credit. The credit can be used toward a rate buy-down or toward the buyer's closing costs.
Prices for newly built homes at The Lakes have been moving up. K. Hovnanian was listing homes in the high $300s as recently as a few months ago. Today's starting price is in the low $400s.
Where you look in New Riverside should match what you're after. If you want a brand new construction home with builder financing, your options are at Midpoint, The Heritage, or The Lakes. If you want a resale home in a fully built-out community, look at Alston Park, Southern Oaks, The Haven, or The Landings.
Across all seven communities, 16 homes went under contract in the past 15 days. The buyer pool here is active. The right home for you might not sit long.
New Riverside Market Snapshot — 60 Active Homes, 66 Under Contract, and What That Tells Us
Buying in Bluffton? Let's Look at the Incentives the Builders are Offering Right Now Here at The Lakes, Midpoint, and The Heritage
3.75% at The Lakes, 3.99% at Midpoint, 4.99% at The Heritage — What New Riverside Sellers Need to Know
If your home is in Alston Park, Southern Oaks, The Haven, or The Landings, you are competing against other resale homes in your community. There is no builder pulling buyers across the street with a 3.75% rate. That works in your favor.
If your home is in Midpoint, The Heritage, or The Lakes, the builder is your competition. You have to price your home accounting for what the builder is offering on a brand new home down the street.
Either way, the data points to the same thing — homes priced right are the ones moving. 16 homes went under contract in the past 15 days. The buyers are here.
Three of the seven communities here still have active builder financing offers — Midpoint, The Heritage, and The Lakes. Those offers are real and they can save you real money if the home and the math work for you.
A buyer is never required to use the builder's preferred lender, even when the incentive is tied to it. As a mortgage broker, I have access to all of the major wholesale lenders in the country, plus lenders most buyers have never heard of. My pricing is typically about half a percent better than what the open market is currently offering. In a lot of cases, the same loan ends up at a better rate through a broker than through the builder's lender — even with the builder's incentive layered in. This isn't a sales pitch — it's just how the broker world works.
That's the year-to-date read on New Riverside as of May 8, 2026. We track these numbers regularly across each of the seven communities here.
If you want a read on what this means for you as a buyer or as a seller, reach out — we love talking real estate and mortgages.
Jeff & Jules Moran
Anchor & Isle Real Estate
Bluffton & Hilton Head Island
Strategic Marketing. Experienced Negotiation. Real Results.
Real Estate. Financing. One Strategy.