Charleston Area SC Real Estate & Homes ~ Chris Haviland, luxury, historic, beach front homes and investment property for sale in Charleston, South Carolina

Charleston is America's most beautifully preserved architectural and historic treasure, with a rich heritage stretching back 300 years. Since its founding in 1670, Charleston

has played a pivotal role in the course of American history. The city's past is a testament to the spirit and tenacity of its citizens. Through occupation, economic hardship, fires, earthquakes and hurricanes, Charleston has exhibited a remarkable resilience and maintained many homes dating back to the 1800’s.

Throughout this turmoil Charleston has been the scene of numerous and varied historic "firsts." The first decisive American victory during the Revolution occurred at the Battle of Fort Sullivan. The first regularly scheduled passenger train service in America was established here in 1830. The initial shots of the Civil War were fired on Union troops stationed at Fort Sumter in Charleston Harbor. And the first golf course (Harleston Green) and golf club (The South Carolina Golf Club) in America were established in 1786.

Charleston is equally acclaimed for its contributions to the arts and humanities, and is often viewed as a "living museum." Its singular appeal has been recognized by readers of CondÈ Nast Traveler, who have named the city a "Top Ten" domestic destination for nine consecutive years, and by Marjabelle Young Stewart, who named Charleston the "most mannerly" city in America. Charleston lends itself to walking, and many visitors find this to be a convenient way to see everything the city has to offer.

Home prices can start as low as $100k for an 1890 handy-man special, to the only surviving plantation on the peninsula for a mere $7,200,000, and everything in between. The average cost of a single family home in the historic district is just over $1 million.

Mt. Pleasant

Located just across the Cooper River from Charleston lies the lovely and historic town of Mount Pleasant, founded in 1680. During the past several years, Mount Pleasant has experienced rapid, but carefully planned development. While gaining the positive attributes of a city, Mount Pleasant has carefully preserved its rich heritage and small town appeal. The original heart of Mt. Pleasant is referred to as the “Old Village”. In this traditional neighborhood you can find beautiful homes from both the colonial and antebellum periods. The Old Village offers a panoramic view of the harbor, as well as a beautiful public park. As one of the most photographed spots in the Charleston area, picturesque Shem Creek has long delighted visitors and, adjacent to the Old Village, it serves as port for the areas shrimping fleet. Seafood restaurants line both sides of the creek, serving some of the tastiest seafood in the Southeast.

Mt. Pleasant is one of the primary bedroom communities to Charleston with a population of 60,000. Designed with multiple and varied planned neighborhoods, Mt. Pleasant

boasts great shopping, schools and is centrally located to downtown, beaches and the north area. Comprised of primarily single family homes, Mt. Pleasant also has a variety of apartments, town homes and condos. Prices range from $100k for a fixer-upper, to a $4.3m penthouse on the Cooper River, with a median home price of $315k. CNN Money voted Mt. Pleasant one of the top 100 places to live, coming in at #70 in their nationwide ranking.

Isle of Palms

Originally named Hunting Island and then Long Island. It’s thought to be at least 25,000 years old and first inhabited by the indigenous Seewee Indians. Legend has it that the only other occupants of the island were the pirates who buried their treasures for safekeeping in the deserted dunes and woods, although none has been found so far. Beginning in the latter part of the 19th century, the Isle of Palms began attracting its first permanent residents. At that time, the island was accessible only by water or the trolley line that connected it to Sullivan’s Island to the south.

As the years have passed, the Isle of Palms has become increasingly popular, with its appeal spreading far beyond the boundaries of the Low country. Ease of access to the island via the Isle of Palms Connector spanning the intracostal waterway dramatically accelerated growth and increased the attractiveness for both residents and second homeowners alike. Moderate year-round temperatures, and seven miles of white sand beaches, combine to make the Isle of Palms the perfect island paradise. Because of the desirable ocean front location and limited availability, combined with world class amenities, home values have increased dramatically over the last 15 years. Compounded home values have exceeded 300% as interest in this beautiful island increases. Single family home prices range from $500k to $6m and vacant lots start at $550k, with a median home price of $998k.

Wild Dunes

Nestled on the northeast end of the Isle of Palms is the world-renowned Wild Dunes Resort. Wild Dunes, a 1600 acre gated community, is home to two-and-a-half miles of wide, sandy beach, luxurious ocean front accommodations, a Top 50 tennis center, 20 swimming pools, great restaurants, a fitness center, full-service conference facilities, a magnificent oceanfront Grand Pavilion, and two 18-hole championship golf courses designed by Tom Fazio. The Links Course features two finishing holes that hug the Atlantic Ocean and was ranked among the Worlds Greatest 100 by Golf Magazine. The Harbor Course is a challenging test of target golf that actually takes you island-hopping.

Homes and condominiums in Wild Dunes come in all shapes and sizes. Pricing depends

largely on location, with ocean front leading the pack in all categories. Many second home owners find the Wild Dunes properties an attractive investment and take advantage of the ability to position their property as a beach rental, using the net income to offset a portion of their investment. Although Wild Dunes is a world class resort, over half of the homes are occupied by full time residents, who appreciate the easy access to the amenities.

Prices start as low as $40,000 for a 13th deeded share of a condominium which provides each of the 13 owners 4 weeks to use as they wish. On the high end, an ocean front home will run you between $3.m and $6m. The median price of a home in Wild Dunes in 2006 was $825k, slightly lower than “outside the gates”, due to the effect of a larger mix of one and two bedroom condominiums.

Sullivan’s Island

Connected by a small bridge just to the south of the Isle of Palms, you would think Sullivan’s Island would be the little sister of the IOP, however it has its own unique style and personality. While the Isle of Palms is represented by the resort and active summer amenities, Sullivan’s is representative of the quite beach life of the past. Lot sizes are larger and many of the homes have been rebuilt to capture the “beach bungalow” feel, but on a more modern scale, while maintaining the historical charm.

Recently Sullivan’s passed an ordinance limiting the number of rental homes on the island to just under 200. This has the effect of making Sullivan’s more of a residents community than a tourist destination. The down town core is about two blocks long so

don’t blink when passing through. Sullivan’s Island is also known for it beachfront elementary school which can be attended only by residents of the Isle of Palms and Sullivan’s Island. Real estate on Sullivan’s has also seen a significant increase in the last 10 years. Since there are virtually no condos on the island, the least expensive home starts at $875k and moves up to $5.5m for an ocean front 7 bedroom 6.5 bath estate. The median sales price in 2006 was $2.1m.

Kiawah Island Seabrook (West Islands)

Kiawah Island and Seabrook make up the West Islands, located a mere 21 miles from the City of Charleston. A 10,000 acre private residential resort community, south of Johns Island, these islands abound in natural beauty, from endless acres of marsh to thick forests of pines, magnolias and massive live oaks. If you're a golfer, you'll have an unequaled selection of award-winning courses on which to test your skill, including the infamous Ocean Course, site of the 1991 Ryder Cup Matches, 1997 World Cup of Golf, and most recently, the inaugural UBS Warburg Cup. Kiawah Island Golf Resort has achieved the lofty designation of Top Golf Resort in the United States for 2006.

Like The Isle of Palms and Wild Dunes, Kiawah and Seabrook are a blend of permanent residents, second home owners and investment condos and homes. Kiawah Island is a private community with access limited to property owners and guests of the resort or rental agencies. Public access to the beach is available at Beachwalker County Park, located on the west end of the island. Seabrook is also gated, but with a more residential feel. Resident families send their children to near by schools on James and Johns Island or to a variety of excellent private schools. Real estate on the islands is as grand as the golf. With prices starting at $63k for a 13th share up to $7.2m for a mansion on the ocean. The median sales price at Kiawah/Seabrook is $585k.

Summerville

Summerville encompasses true southern charm from its plentiful history as a popular retreat during the Victorian era to its growth as a newly discovered city. There is no question why Dorchester County, SC is the number two fastest growing county in South Carolina. When you couple beautiful botanical gardens and historical plantations with a bustling economy and affordable homes, all within 15 minutes of historic Charleston, you have something for everyone.

Summerville is located on the primary artery leading to Charleston and Mt. Pleasant, on I-26 and only minutes from Charleston International Airport. And Summerville has some of the South Carolina’s best schools. Dorchester District II school reports show SAT levels higher than state and national averages. The growth in the area has demanded the building of two new elementary schools, a middle school, and a new high school.

Due to advent of the new schools, road expansions and a number of large companies relocating to the area, real estate is strong. With the current buyers market, those relocating to Summerville have many housing opportunities. From new construction homes and custom builders, to resale historic homes that have quality craftsmanship and detail, Summerville also has the largest selection of affordable homes and townhomes for first time buyers. The average cost of a single family home in Summerville is only $215k.

Daniel Island

Daniel Island is a fabulous master planned community located just north of the downtown area. Built from the ground up within the last 10 years, Daniel Island is an all inclusive community of shops, restaurants, services, golf and a variety of residential neighborhoods all anchored by the Daniel Island Tennis Center. Preservation

of the natural environment is emphasized as the community works to protect the 23 miles of shoreline that surrounds this unique island location. The development has set aside hundreds of acres of land for parks, open spaces, bike paths and common areas. Recreational facilities include swimming pools, picnic areas play grounds and two golf courses. Daniel Island also boasts some of the best private schools in the area. Home prices average $640k and are all virtually new construction.

North Charleston

With a population of about 90,000, North Charleston is located between the Ashley and Cooper Rivers just north of Charleston. It is presently the third largest city in South Carolina and home to the Charleston Air Force Base and Naval Weapons Station.

Housing options span a wide range from executive homes along the Ashley River and golf course communities to numerous developments of starter homes. All major thoroughfares connecting Charleston with points north and west connect through this bustling mini-city with the primary arteries of I-526 and I-26 as the main feeders. Average home prices in North Charleston are some of the most affordable in the area in the range of $142k. Apartment rental rates are in the range of $650 per month for a two bedroom.

West Ashley

The area immediately west of the Charleston Peninsula and across the Ashley River is known as “West Ashley”. West Ashley is the oldest suburb of Charleston and the closest to downtown. The Charles Towne Landing Historic Site is the location where, in 1670, a ship full of British settlers established the first European colony in the Carolinas. Many homes and neighborhoods are located on property adjacent to the rivers, creeks and tributaries surrounding West Ashley. Boating on the Ashley River is very popular and therefore demand for deepwater homes is high. The average price of a single family home last year was $250k making West Ashley a desirable place for more affordable housing close to Charleston downtown.

James Island ~ Folly Beach

Just across the Ashley River to the south of Charleston are the beautiful communities of James Island and Folly Beach. James Island was the first bedroom community to Charleston and has many established mature neighborhoods. Surrounded by the Stono River to the west and the Clark Sound to the south, James Island has many waterfront homes. James Island offers a wide selection of affordable properties from delightful brick ranch styles to new luxury condos. Prices range from $90 for a one bedroom condo to $4.9m for an estate on a 5 acre deep water lot. The average home price on James Island is $280k.

Folly Beach is the closest beach to downtown Charleston and has many old style beach bungalows. Many of the old beach homes have recently begun to receive major renovations as second home owners have discovered this sleep little beach community. Home prices on Folly Beach are lower than it's sister community on the Isle of Palms and average $780k.

Johns Island

If you are looking for wide open spaces in a more rural setting, Johns Island is your place. From small starter homes to large tracks of

land up to 50 acres just waiting for you to build your modern day plantation. A number of secluded "gentleman ranchettes" fronting the Stono River with private deep water access are available at prices that are much more affordable than similar sized properties in the resort areas. If your goal is to get away from the faster pace of the down town core with room to spread your wings, Johns Island is your destination.

Prices start at $80k for a small home on .4 acres up to $3.9m for a 10 acres estate on the banks of Bohicket Creek. The median sales price in 2006 was $136k.

Public Schools

The following links will take you to the home page for the South Carolina Department of Education where you will find a significant amount of information on the area schools as well as detailed information from the specific districts. Most of the schools in the neighborhoods mentioned above fall into the Tri-county area which includes the districts of Charleston, Berkley and Dorchester.

Private schools

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Selection Check List

Here are a number of questions to consider when trying to identify the perfect new home:

Chris Haviland ~ IOP Real Estate ~ The Key Partners

843.327.8986
Chris@IOPrealestate.com

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