Promenade Overlook

Old Town Bluffton Charm-Beautiful Villa on Promenade, Walk to River, Restaurants, Shops & Galleries

2 BR
2.5 Baths
Sleeps 6

Stay on the beautiful Promenade located in "Old Town" Bluffton. This amazing 2 bedroom, 2 1/2 bath townhouse is high style meets low country living. Every room has been thoughtfully decorated with your enjoyment and comfort in mind. The Villa has a convenient private street entrance where you will find a staircase leading to the second level. There is plenty of space with the galley-style kitchen furnished with new stainless steel appliances and granite counter tops. The bright open living-dining area overlooks Calhoun Street and is perfect for unwinding and relaxing after a busy day of exploring. One of the two Master Suites with a king bed and en suite bath, with warm and calming tones, is also located on the second level.

The third level opens to an area with an oversized twin trundle bed that offers additional sleeping options along with the second Master Suite with queen bed and pass-thru bathroom. You will also find a laundry room with a washer and dryer-a wonderful perk when traveling!

If you like outdoor living spaces, this is the Villa for you! Step out onto one of the three balconies offering fantastic views and fun! During season, Calhoun's Restaurant, located next door, plays live music on their patio.... so enjoy a glass of wine, the stars, and dance the night away from your private oasis. (They stop playing at 10 pm so no need to worry about getting a good night sleep!)

Drenched with History and charm, Old Town Bluffton has art galleries, a farmers market, locally owned shops and restaurants to please all palates. Whether you are passing through or staying a bit, this spacious gem, located in the heart of the Promenade, will delight you and your fellow travelers making a trip to the low country one of your favorites!

The Property:

Enter on the first level-stairs leading to the second living level

Second level:

- Galley style kitchen-fully equipped

- Living area, two sofas, flat screen TV( streaming from your account only)

- Dining area- large wooden table-seats 6, door leading to balcony #1

- Half bath

- Master Suite-

-King bed

- Large closet

- En suite bath-shower/tub combination

- Door to balcony-balcony #2

Outdoor Space

- Balcony #1 two chairs over looking Calhoun Street

- Balcony #2 -porch swing

Third level:

- Living space with large twin trundle bed

-TV streaming from your account only

- Door leading to Balcony #3

- Bedroom #2-

- Queen bed

- Pass-thru bath

- Laundry Room- washer and dryer

Outdoor space/Balcony #3 (covered)

-Large round table and 6 chairs

-2 ceiling Fans

All linens and towels are provided. If headed to the beach, please bring along your favorite beach towel!

A complimentary starter Kitchen set-up is provided-dish detergent, dish washer detergent, trash bags, and sponge.

In the bathrooms you will find a starter set of shampoo, conditioner and soap.


Keyless Entry

Parking-Free, street parking on a first come basis



Parris Island, SC 11.9 miles

Hilton Head Island, SC 8 miles

Savannah, GA 24 miles

Charleston, SC 92 miles

5 Promenade, #1324 Bluffton, SC 29910

Sleeping Arrangements

Master Main Level (2nd Fl.) King
Guest Second Level (3rd Fl) Queen
Second Level (3rd Fl) Twin Trundle Bed Twin (2)

Property Rules

Check In: After 5pm
Check Out: Before 10am
Smoking: Not Allowed


3 Exterior covered decks overlooking Promenade
Air Conditioning
Carbon Monoxide Detector
Clothes Dryer
Coffee Maker
Covered Balcony
Flat screen TV's
Full Kitchen
Hair Dryer
Internet Access
Iron and Board
Private Entrance
Roku for streaming content
Self Check In
Smoke Detector
Smoke Detectors
Suitable for children
Washing Machine



Frequently Asked Questions

  • Must be over 25 years of age to rent any property
  • Smoking (including vaping/e-cigarettes) is not permitted anywhere inside our homes, or outside spaces including on baconies, or on pool decks.  
  • Do not dismantle smoke detectors, as they are there for your protection.  
  • Agent may use electronic monitoring equipment (including video, motion, temperature, humidity and other means) at the property to ensure that all local ordinances, including noise and occupancy limits are observed at all times and that no events or parties are held at the property.
  • Please do not remove any furniture, linens or bath towels from the interior of the home.  Do not hang towels, bathing suits, etc. outside in areas that are visible from the street.  
  • Please also treat all contents of the home with the respect & grace that you’d expect your personal property to be treated by others.
  • Please NO PARTIES, EVENTS, PERFORMING ARTISTS OR BANDS ARE ALLOWED AT ANY TIME! These are cause for eviction with no refund and may damage our ability to offer the home for future guests exposing you to liability. This is a quiet residential neighborhood -- please be respectful of the home's neighbors at all times.
  • Occupancy is limited at all times during your stay to the maximum 'sleeps' number stated in the listing. Please do not invite additional people to the home. 
Buyer beware! We do not "sell' any of our homes on Social Media If you see one of our homes on there it is a scam. Please NEVER send money to anyone posing as a host on Social Media sites. If they send you a contract and they don't disclose their name it's an easy way to know that they are scammers. 
Buyer beware! We do not "sell' any of our homes on Social Media If you see one of our homes on there it is a scam. Please NEVER send money to anyone posing as a host on Social Media sites. If they send you a contract and they don't disclose their name it's an easy way to know that they are scammers. 


Nice Stay
5/5 stars
We really enjoyed the accommodations and where it was located. Great location for those interested in Bluffton and surrounding areas. It was a modern place and very clean with lots of room and we loved the front balcony.
- Rick

Hi Rick, Thank you for taking the time to leave a 5 star review! We're so happy you enjoyed your stay and enjoyed the location. We absolutely love the front balcony too! Sincerely, iTrip Vacations

- Manager Response
Great location
5/5 stars
Great location in old town Bluffton!! There were delicious restaurants within walking distance which was nice and convenient ! The only real issue we had was the door took us 15 minutes to get into the townhouse when we arrived. It was very frustrating. There has to be easier ways to access the townhouse. Also having an assigned parking spot near the townhouse would be nice especially when you have luggage and stuff. Another suggestion would be to have tv’s in the 2 bedrooms.
- Teresa Smith

Hi Teresa, Thank you for taking the time to leave a 5 star review! We're so happy you enjoyed your stay! Sincerely, iTrip Vacations

- Manager Response
Classy and Cozy
5/5 stars
This is a beautiful and clean place with spacious bedrooms and lovely decor. We really enjoyed the porches and the swing! Worked out great for our family and we loved being in downtown Bluffton! It’s a great little town and the people are so friendly! Nice to be close to shopping and be able to get to HH beaches too!
- Susie

Hi Susie! Thank you for taking the time to leave a 5 star review! We're so happy you enjoyed your stay! Sincerely, iTrip Vacations

- Manager Response
Great location
5/5 stars
Great location! Surprisingly quiet for being in the middle of it all. Had everything we needed. Great for a weekend getaway or a longer stay.
- Connie

Thank you for taking the time to leave a 5 star review! So happy you enjoyed your stay! Sincerely, iTrip Vacations

- Manager Response
Awesome family place!!
5/5 stars
We stayed at the property three nights, but wish it was longer! Located within walking distance from a few great restaurants and fun shops. About 30 minute drive to Caligny Beach on Hilton Head Island (highly recommended). Kids loved their own floor upstairs and was very clean and cozy place. Great time and hope to be back again!!
- Tim

Thank you for taking the time to leave a 5 star review! We're thrilled you enjoyed your stay and look forward to your return visit! Sincerely, iTrip Vacations

- Manager Response
Perfect townhouse, perfect town!
5/5 stars
I am in love with Old Town Bluffton! The location was great, close to shops and great restaurants. We loved walking around and exploring this cute town. The food was great, live music was a bonus! The townhouse was perfect, has all amenities you need for a weeks stay. Very clean and nicely decorated. The porch on the third level was great for playing games at night. The porch on the second floor was nice for listening to the live music while swinging. My husband and I plan on bringing my daughter back and grandchildren next summer. I will definitely try and get the same townhouse, everything was perfect. Couldn’t have asked for a better trip! ❤️
- Kimberly

Thank you for taking the time to leave a 5 star review! We're thrilled you enjoyed your stay and look forward to your return visit! Sincerely, iTrip Vacations

- Manager Response
Bluffton home
4/5 stars
Great house. Well decorated, clean and in a super location. Beds are comfortable and even though it is in the heart of Bluffton, it is pretty quiet after 10:00pm. One thing to be aware of- the front door is tricky. It has a deadbolt and an Electromagnetic lock. To move the deadbolt on the front door- you need to lean into the front door with a lot of force to seat the door into the frame- only then will the deadbolt unseat. If you don't- it will feel as though the lock is turning- but it really isnt. If you are inside the home- then you need to pull the door vs. pushing. Once you get used to it- it's not bad- but the first time it can be difficult. Other than that- it was all good
- Susan

Hi Susan, Thank you for taking the time to leave a review! We're so happy you enjoyed your stay at the Promenade. Sincerely, iTrip Vacations

- Manager Response
5/5 stars
We had a wonderful time hosting Thanksgiving in Bluffton. We thoroughly enjoyed the deck above the live music! Will rent again when in area.
- Jennifer

Hi Jennifer, Thank you for taking the time to leave a 5 star review! So happy you enjoyed your stay and the live music! Look forward to your return stay! Sincerely, iTrip Vacations

- Manager Response
The place to stay
5/5 stars
Worth every penny!
- Carolyn

Thank you for the 5 star review! Sincerely, iTrip Vacations

- Manager Response
Stay in Downtown Bluffton
5/5 stars
We had a great stay in downtown Bluffton. The unit was very conveniently located. It was very modern and clean. Our flight was cancelled and Elizabeth accommodated us with a late checkout. She was excellent and very responsive. I would highly recommend this property.
- Scott

Hi Scott! Thank you for your kind words! So happy you had a great trip and we hope to see you again!

- Manager Response
Old Town Bluffton
5/5 stars
This is our third stay at this property. We are building a home about 20 minutes away and love the location. The unit is well appointed and always spotless. We love parking the car and having so many choices for dining and entertainment. We absolutely enjoy the three outdoor spaces and enjoy listening to the world go by while we relax. And the Palmetto Kettle Corn was a lovely gift! Lots of stairs but there is an elevator that we did not need.
- Kate

Hi Kate! Thank you for staying with us again! We're thrilled you had a relaxing trip!

- Manager Response
Simply Awesome!
5/5 stars
The pictures do not do this rental justice! It’s even more fabulous in person. Plus the added bonus of the location is quaint & peaceful. Accessibility to shops & dining were all in easy walking distance. Our stay was through the week and most everything does close fairly early for those looking for late night activities. Very easy check in & out. I don’t believe the description mentioned an elevator and although we did not use it, it’s a great option to know about. We would absolutely stay again! Five stars for sure!!
- Lisa
Wonderful stay in Bluffton
5/5 stars
We loved staying here! We really enjoyed the house: it was decorated so beautifully, the beds were extra comfy and the house had everything we needed to enjoy our time there. For those days we didn't want to go too far, it was so nice to be able to walk to coffee shops in the morning and delicious restaurants in the evening. And for those days we wanted to see the area, it was a short commute to Hilton Head with all the incredible beaches, shopping and exploring. We couldn't have been happier with this beautiful townhouse. What a gem :) Kevin and Nancy Puyallup, WA
- Kevin & Nancy
2nd stay in Bluffton
4/5 stars
We had a great getaway to Promenade Overlook! Overall it was clean (minor things could improve), relaxing, and evening restaurants and entertainment nearby were thoroughly enjoyed. Live music below our outdoor deck was a plus!!! Cute art galleries and shops within walking distance. Very relaxing and would consider staying again. Only drawback was thin walls (snorer next door) - other than that, we had a wonderful stay. It’s nicely decorated and has many amenities within walking distance. The children love going to the end of the street by the May River at low tide to see the crabs, etc. They were able to watch a man fishing catch a 3 ft. shark and stingray there! Itrip staff were very receptive to minor sink issue ( adult daughter couldn’t figure out sink stopper issue -oops!). 4 plus stars!!
- Danielle
Outstanding Experience
5/5 stars
We really can't say enough good about our experience with our recent stay. The property was fantastic with plenty of room, the ability to spread out, clean, and a great location. Found a different location for yummy food every night and listened to great music on our patio. And yes the music very much ended at a good hour allowing for a solid night's sleep. Welcome to being back from a year of COVID was wonderful being in the center of liveliness! We will be back!
- Chris
Wonderful Mini Vacay
5/5 stars
This was our first time ever staying in Bluffton, and we absolutely loved it! For 50 years I have been coming to HHI always staying in Sea Pines, and I am so glad I was able to find this lovely home! The location is perfect, we never had an issue with parking and we were able to walk everywhere! The home is beautiful and decorated so homey and friendly and is absolutely stunning! We will definitely stay here again for sure! Our trip has been so much fun. Thank you for having us!
- Kathy
Beautiful condo. Perfect location
5/5 stars
The condo was spacious and pristine. Located in the heart of boutique shops and great restaurants and walking distance to the May River. We loved the music from Calhouns Restaurant next door but may not be for everyone. One of the balconies overlooks the patio where the musicians play.
- Astrida
Wonderful experience
5/5 stars
We had a wonderful experience. This Bluffton site offers a central location to both Savannah and Hilton Head. The May River’s cool breeze and romantic tree filled moss showed us “Yankees” the true meaning off Southern charm. Thank you.
- Emily
Promenade Pleasure
5/5 stars
This condo was perfect for an escape to the low country. It is adorable! If Joanna Gaines and the ocean had a baby, it would be this condo! Farmhouse style with a beachy vibe make for a comfortable stay. The decor is gorgeous and the amenities are unparalleled. Everything you need to make it feel like home was thought of at Promenade Overlook. The separation of bedrooms is perfect for privacy. The condo’s full immersion into Old Town Bluffton culture definitely puts you into a Bluffton State of Mind!
- Amy Mc.
Very nice!
5/5 stars
This place was almost perfect. Pros: very clean; comfortable; loved all 3 patio decks; great location with lots of great restaurants right outside the front door; short drive to Hilton Head, Savannah and Beaufort. Cons: we managed to find parking on the street but no reserved parking spot; coffee maker provided but would have been nice if coffee filters were also provided; prior reviews were accurate about noise (snoring) in the second floor bedroom coming from neighbor. Management provided a white noise sound machine which helped so highly recommend using it. Overall, a very nice place and will definitely return.
- Leigh
Perfect for a Holiday weekend
5/5 stars
This was our second visit to Promenade Overlook at Bluffton! Our Hosts Matt & Flip surpassed themselves with their hospitality. Truly you can not have better hosts! We had a great holiday weekend. We watched the Holiday parade, enjoyed the Christmas lights and even got to see Santa on a Harley as part of an impromptu biker parade! Food at FARM was, as ever, amazing. It was fun walking down to the river to see the new park and boat dock. We enjoyed learning about the history of Bluffton and had a relaxing time in the home. Being able to stream DIsney+ and SiriusXM was great too as the girls didn't have to miss the latest episode of the Mandalorian!
- Steven
5/5 stars
We are very much enjoying our stay in Bluffton. The place is very clean and nicely furnished. Certainly one of the nicest places we have stayed. Great location, convenient to Savannah and Hilto Head. And Matt has really been great to go above and beyond to accomodate us on everything. Thanks so much, it's been a wonderful experience and break from our covid cabin fever!
- Jerry
Promenade Overlook
5/5 stars
Excellent location and accommodations! Extremely clean and comfortable - Thanks again!
- Nicholas P

Thank you! So glad you enjoyed your visit.

- Manager Response
Promenade Overlook
5/5 stars
Beautiful accomodations and perfect location. This condo is very clean, well decorated and well stocked with everything you need. The layout with separate levels allows for great privacy and children spaces. Amazing location in the heart of Olde Town Bluffton. We sat on the deck while we ate and listened to the wonderful music from the restaurant across the street (ends at 9:00 PM weekdays and 10:00 PM on weekends). It was a combination of relaxing at home and being entertained. There are 3 decks so your choice where you enjoy your coffee and where you eat and enjoy a glass of wine!!! Olde Town Bluffton is filled with restaurants, a wine bar, shopping, easy walk to the water, and filled with the most friendly people we’ve met. We felt so welcomed both in the condo and in town. Olde Town Bluffton and 1324 Promenade #5 makes for a perfect vacation. We look forward to our next trip.
- Timmy and Ted
Awesome retreat!
5/5 stars
We really enjoyed our stay in this sparkling clean home. The location is right in the middle of Bluffton's promenade development, which is perfect walking distance from countless restaurants, bars, coffee shops & boutiques. We walked to FARM for dinner (great food & service - our girls loved the octopus), Sippin Cow for breakfast, Ben & Jerry's for ice cream, Corner Perk for coffee/breakfast, Local Pie for pizza and Agave for margaritas & tacos. All of these establishments are literally a short stroll from the front door of this beautifully decorated home. This is how we like to travel - great restaurants right outside! The townhome was perfect for our family of 4. The girls really enjoyed the large twin trundle bed (there were a few fights over who got the bottom bed!) and the home is very relaxing. Beds are comfortable and we all slept very well. It's so quiet in the morning you can listen to the birdsong outside the bedroom window! One great feature of the home is the smart TV in the living room -- we were able to login to our Disney+ and Sirius XM apps on the TV during our stay. This made the townhome feel even more like our own Bluffton home. Matt and Flip surprised us with a lovely welcome package and answered all our questions super quickly. We couldn't have asked for better hosts!
- Steven
5/5 stars
Got the chance to stay at this beautiful, very comfortable and inviting condo. So much to do in town with the restaurants, bars and live music. The condo had the perfect little deck off the kitchen for morning coffee, upper large eating deck and the deck right above the music was wonderful. Thought it might be an issue but the music stops right at 10pm. Plenty of space for all six of us. Very clean. We will for sure be back- only this time make sure we are there on a Thursday so we don’t miss the market just down the street.
- Blair & Jackie
My Happy Place
5/5 stars
We were recently at #5 1324 Promenade in Bluffton SC. Beautiful and exceptionally clean home that we enjoyed very much. The multiple levels make it easy to get some alone time but the generous space throughout gave us plenty of gathering options as well. Great location and the multiple balconies added to our enjoyment. Everything we needed was easily within walking distance and we had no issue finding a close parking spot. The kitchen had everything we needed as well. We will be back!
- Helen
5/5 stars
We loved staying at this condo! The decor and finishes are beautiful. We also loved being in Old Town, walking distance to the cutest coffee shop and all the restaurants. It was a bonus getting to hear live music from the porches. Will definitely be back.
- Nicole

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Toll Free (844) 588-8687