Rose Hill Plantation, Bluffton SC

Rose Hill Plantation House, also known as Rose Hill Mansion, is a historic Carpenter Gothic house located on US 278 in Bluffton, Beaufort County, South Carolina. Construction began in 1858 for Dr. John Kirk and his wife, Caroline. However, the process was interrupted by the Civil War and was not completed until after World War II, when architect Willis Irvin renovated and finished the home for John Sturgeon and his wife, Florence. The house was added to the National Register of Historic Places on May 19, 1983, and stands today as a preserved antebellum plantation home. Local tradition holds that the house was spared from destruction during the Civil War when a Union soldier famously declared, "this house is too beautiful to be burned."

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Initial Ownership of the Rose Hill Property

The Rose Hill property has its roots initially as native Indian Land and then in the early 18th century as part of the expansive "Devil's Elbow Barony" in Bluffton, SC. This 12,000-acre tract was granted to Sir John Colleton, one of the Lords Proprietors, by the English Crown in 1718.

The land remained within the Colleton family lineage, eventually passing to the 4th Baronet, John Colleton, and subsequently to his daughter, Louisa Carolina Colleton (Graves). However, mismanagement and financial difficulties faced by Louisa's husband and son, Samuel, led to the loss of the property in the early 1800's, paving the way for the establishment of the Rose Hill we know today.

The Sales according to the Henry A. M. Smith The South Carolina Historical and Genealogical Magazine, Vol. 15, No. 1 (Jan., 1914), Page 124

The Kirk Years

James Brown Kirk (1780-18

The Rose Hill Plantation originally spanned 1,880 acres and was a wedding gift from James Brown Kirk to his daughter Caroline Kirk in 1838, who married Dr. John Kirk (it's possible they were cousins, but that has not been confirmed). Jame Kirk also owned nearby Callawassie Island. Construction on the plantation house began in 1858, during which the Kirk family profited from the labor of enslaved individuals who cultivated cotton, rice, and indigo on the land. Indigo, rice, and cotton were the primary cash crops, and salt was harvested from nearby brackish creeks.

During the early years of the American Civil War, the Kirks fled to nearby Grahamville (Ridgeland, SC area) upon hearing of Union troop movements. Union soldiers camped on the grounds, leaving behind inscriptions scratched on a mirror in the entryway. John's wife Caroline passed away in 1864 in Grahamville. After the war, John Kirk and his children returned to Rose Hill but faced challenges in reviving their agricultural success, as many former enslaved individuals had fled, and those who remained were reluctant to work for wages.

Tombstone of Dr. John Kirk and his wife Caroline, who was born in "Kirks Bluff," which is today's Bluffton, SC

Dr. Kirk passed away in 1868, leaving the plantation to his children, Emily and William, who managed to keep Rose Hill in the Kirk family until the early 20th century.

In the following years, the house fell into disrepair, often hidden in the woods and abandoned to the elements. In 1946, John and Betsy Gould Sturgeon III purchased the house and the remaining 1,400 acres, hiring architect Willis Irvin Sr. for renovations that maintained the original style. The Sturgeons transformed Rose Hill into one of the South’s most beautiful residences, showcasing sophisticated taste and elegance.

Print_ Vogue Archive _ April 1 1955.pdf

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The Vogue Article from 1955 showing the work the Sturgeons had done to Rose Hill Plantation

After both Sturgeons passed away, the estate was sold in 1981 to The Welton's "Rose Hill Plantation Development Co.", which transformed the plantation into a gated community featuring approximately 950 residential lots, an Equestrian Center, a golf course, and various amenities. The plantation house became a focal point of this development. The Weltons also purchased what is today's Belfair, which was next door to Rose Hill, in the 1982 timeframe.

Mrs. Iva Roberts Welton

Under the direction of Mrs. Iva Roberts Welton, the house underwent rehabilitation and reopened for tours and social events. In 1983, thanks to Mrs. Welton's efforts, the Rose Hill Plantation House was listed in the National Register of Historic Places. Unfortunately, shortly after, the house suffered extensive damage from a fire. Although the exterior was restored, the interior remained uninhabitable until 1996, when the Middleton White Foundation purchased the property and initiated a new restoration phase.

Architecture

According to the National Register of Historic Places, Rose Hill is a two-story, frame, cruciform Gothic Revival building with a brick foundation and vertical board-and-batten siding. The steeply pitched gable roof is sheathed in standing-seam copper. The façade features a projecting arm of the cruciform plan, comprising a first-story porch and a second-story porch room, although the latter was destroyed in the fire. The interior is arranged around a central domed stair-hall, showcasing an open-stringer staircase that follows the curve of the hall to the second-floor gallery. An elliptical dome rises above the hall, supporting a chandelier at its apex. The craftsmanship and sophisticated integration of Gothic Revival and classical details are noteworthy.

The renovations in 1996 added a third-floor storage area and a fourth floor above the entry dome, which houses two art studios. A covered walkway on the northeast corner of the house leads to a guest cottage that mirrors the main house's steep gable roof and window style. The kitchen and laundry area, added during the Sturgeon era, have been completely renovated with modern appliances that maintain the period aesthetic.

In 1946, John and Betsy Gould Sturgeon recognized the potential of the partially finished house. They hired architect Willis Irvin to transform Rose Hill into a stunning residence, replacing the red tin roof with solid copper and adding elegant furnishings and appointments. The property became their hunting grounds for wild turkeys, quail, ducks, and deer.

Historical Acclaim

For Iva Welton, it was love at first sight when she and her husband David explored the estate in 1981. They formed the Rose Hill Plantation Development Company, purchasing the house and surrounding acreage to create a new gated residential community. Iva compiled an impressive dossier on the house’s history, helping secure its national historic designation. The house soon became a popular venue for events, and in 1986, Iva embarked on a rehabilitation project to restore its former glory.

Tragedy

On February 10, 1987, a fire broke out at Rose Hill, caused by faulty wiring. The fire caused significant damage, melting the roof and collapsing chimneys. Despite the extensive damage, the development company restored the exterior while the interior remained empty for nine years.

In 1996, Rusty and Robin White purchased the house and undertook a major renovation, opening it for tours and events. Rusty was founder and publisher of the Robb Report magazine, as well as several other publications. With Rusty White's passing in 2018, the house once again sat abandoned.

Timeline

• Sir John Colleton (early 1700s): The plantation's land was originally part of the "Devil's Elbow Barony," a 12,000-acre tract granted to Sir John Colleton by the English Crown in 1718. The land passed through the Colleton Family eventually down to the the 4th Baronet, John Colleton and then to his daughter Louisa Carolina Colleton (Graves). Louisa's husband and son Samuel eventually lost the property due to mismanagement and financial mistakes. This created the opportunity to create Rose Hill.

• James B. Kirk (early 1800s): The Kirk family acquired a section of the barony, and by around 1823, James B. Kirk, a founder of Bluffton, became the owner of the Rose Hill property. He expanded the plantation and grew crops like sea island cotton, indigo, and mustard.

• Dr. John and Caroline Kirk (1838–early 1900s): James Kirk gave the plantation to his daughter Caroline and her husband, Dr. John Kirk, as a wedding gift in 1838. Construction on the Gothic Revival mansion began in the late 1850s but was halted by the Civil War. The Kirk family owned the property until the early 20th century.

• John and Betsy Gould Sturgeon (1946–1978): Following a period where the unfinished house was occupied by tenant farmers, the Sturgeons purchased the remaining 1,400 acres in 1946. They oversaw a major renovation, finally completing the mansion's interior.

• The Rose Hill Plantation Development Company (1981): After John Sturgeon's death, the company—which included the Welton family—purchased the property. They developed the land into the gated community that exists today.

• Robert and Robin White (1996): Following a fire in 1987, the Whites purchased the badly damaged mansion and undertook a meticulous restoration.

• Later owners: The mansion was later purchased by new owners in 2021

Rose Hill Today

Rose Hill is a private, gated community spanning approximately 2,000 manicured acres in Bluffton, South Carolina. Located about ten miles west of Hilton Head Island, it is defined by its preserved natural beauty, including views of the Colleton River, ancient live oaks draped in Spanish moss, and peaceful lagoons.

Two Distinct "Sides"

The community is uniquely divided by Highway 278 into two sections, each offering a different lifestyle:

• The Estate Side (South): Home to larger lots (1 to 3+ acres) and the community’s equestrian facilities. This side is closer to the Colleton River and the historic Rose Hill Mansion.

• The Country Club Side (North): Focused on golf and social activity, featuring more traditional neighborhood homesites and easy access to the golf course and clubhouse.

Key Amenities

Today’s Rose Hill is known for its wide variety of recreational options that cater to all ages:

• Equestrian Center: A major highlight featuring stables, 17 miles of riding trails, paddocks, and a polo field that hosts an annual charity event.

• Golf & Clubhouse: An 18-hole championship course designed by Gene Hamm and a recently renovated, luxurious clubhouse that includes a pro shop and an Italian-style restaurant.

• Water Access: Colleton Point Landing provides residents with a deep-water dock, boat ramp, and kayak racks for exploring the tidal marshes and river.

• Parks & Pools: The community features three temperature-regulated swimming pools and the 50-acre Bill Baker Park, which includes walking trails, exercise equipment, and a playground.

• Sports: Residents have access to clay and hard tennis courts, pickleball courts, and bocce ball.

Real Estate & Atmosphere

• Home Styles: Architecture varies from sprawling marsh-front estates and equestrian properties with private stables to cozy patio homes on the golf course.

• Community Vibe: It is described as a peaceful, "Lowcountry paradise" with a strong sense of community and 24-hour manned security, offering a blend of historic charm and modern amenities.