Moving to Charleston, SC: The Complete Home Buyer's Guide

If you're thinking about moving to Charleston, the first thing I would tell you is that there really isn't one "Charleston."

When people tell me they're moving to Charleston, they might mean a historic home downtown, a newer house in Mount Pleasant, something near the beach, a bigger lot on Johns Island, or a home 30 miles away in Summerville.

Those are very different lifestyles — and very different real estate markets.

I've lived and worked in the Charleston area for years, and one of the biggest mistakes I see buyers make is starting with the house instead of figuring out where they actually want to live.

So before you start scrolling through listings, here's what I think you should know.

First, get the lay of the land

The Charleston area is divided by rivers, bridges and islands. Two homes that look relatively close together on a map can offer completely different day-to-day experiences.

Here are some of the areas you'll probably encounter during your search:

Downtown Charleston

This is the Charleston peninsula — the historic part of the city most people picture when they think of Charleston. You'll find historic homes, condos, restaurants, shops and some of the most recognizable architecture in the Lowcountry.

Mount Pleasant

Across the Ravenel Bridge from downtown, Mount Pleasant is one of the area's largest residential markets. Housing ranges from older established neighborhoods to large planned communities and newer construction. You're also positioned between downtown Charleston and the beaches at Sullivan's Island and Isle of Palms.

West Ashley

West of the Ashley River and still part of the City of Charleston, West Ashley has a wide range of established neighborhoods, condos, townhomes and newer development.

James Island

James Island sits between downtown Charleston and Folly Beach. Depending on where you live on the island, both can be relatively accessible.

Johns Island

Johns Island has experienced substantial residential development but still has areas with larger properties and a more spread-out feel than many parts of Charleston.

Daniel Island

Daniel Island is a master-planned community within the City of Charleston with homes, condos, restaurants, parks, trails and other amenities incorporated into the community.

North Charleston

North Charleston covers a large geographic area and offers everything from established neighborhoods to newer residential development, with convenient access to Charleston International Airport and major highways.

Summerville

Summerville is farther inland and has seen significant residential growth. Buyers often find newer construction and larger planned communities there than they would closer to downtown Charleston.

Charleston or Mount Pleasant?

This is one of the questions I get all the time.

There isn't a correct answer.

Downtown Charleston generally offers older and more historic housing, greater density and easier access to the restaurants, shops and cultural attractions of the peninsula.

Mount Pleasant generally offers more suburban development, planned communities and newer housing options. It also puts you closer to Sullivan's Island and Isle of Palms.

But even Mount Pleasant isn't one single market. The experience of living near the Ravenel Bridge can be very different from living farther north in areas such as Carolina Park, Park West or Dunes West.

That's why I wouldn't choose between "Charleston" and "Mount Pleasant" based on somebody else's list of the ten best neighborhoods. I'd start with how you actually live.

What do homes cost in Charleston?

This is where I'm deliberately not going to give you one median home price. It isn't particularly useful.

Charleston-area prices can change dramatically depending on location, neighborhood, property type, age, condition, lot size, waterfront access and proximity to downtown or the beaches. A downtown historic property and a new-construction home in Summerville shouldn't really be lumped into the same number.

The better approach is to look at homes currently available in the areas you're considering.

Those searches use current MLS listings, so you're looking at what's actually available rather than a market statistic that may already be several months old.

Yes, you need to think about flooding

If you're buying property in the Lowcountry, flooding should be part of your due diligence.

That doesn't mean every Charleston home floods. It means you shouldn't make assumptions based simply on the neighborhood or what a property looks like.

For a property you're seriously considering, I would want to know:

• What FEMA flood zone is the property in?
• Is an elevation certificate available?
• Is flood insurance required by your lender?
• What does flood insurance cost for this particular property?
• Is there known flood history?
• Are there drainage or water issues that should be investigated?

Don't ignore HOA and community fees

Many Charleston-area communities have homeowners associations, and the fees and rules can vary considerably.

Before purchasing, look beyond the monthly or annual HOA number. I would review:

• Regular HOA dues
• Transfer or initiation fees
• Special assessments
• What amenities are included
• Covenants and restrictions
• Architectural guidelines
• Rules affecting rentals, boats, parking or property improvements

Some communities may also have additional district assessments or fees. These costs are part of owning the property, so understand them before you make your final decision.

Charleston geography matters more than you think

Charleston is surrounded by water. That's part of what makes the Lowcountry beautiful, but it also means bridges and major roads have an outsized effect on getting around.

You'll quickly become familiar with names like the Ravenel Bridge, I-26, I-526, Highway 17 and Savannah Highway.

If you'll be commuting to work, school or somewhere else regularly, don't just look at mileage. Look at the actual route. Better yet, drive it at the time of day you'll normally be making the trip.

Beaches, boating, golf and the outdoors

One of the reasons people move here is the ability to spend so much time outside.

The Charleston area gives you access to Sullivan's Island, Isle of Palms and Folly Beach, along with rivers, creeks, marshes and the Intracoastal Waterway. Boating is a major part of Lowcountry life, and there are golf communities throughout the area.

If one of those things is important to you, tell your home search that from the beginning. There's a big difference between saying "I want to live in Charleston" and "I want to be able to get to my boat easily" or "I want to be close to the beach" or "I want to live in a golf community." Those answers can completely change where you should be looking.

Do you need a buyer's agent to buy a house in South Carolina?

Not necessarily.

Some buyers want full buyer-agent representation. Others prefer to handle more of the process themselves. That's actually why I built Nestor.

After decades in real estate, I started wondering why a buyer who is comfortable searching for homes, scheduling showings and making many of their own decisions couldn't have another option. Nestor is designed for buyers who want to do more themselves while working through a transaction-brokerage model rather than traditional buyer-agency representation.

That distinction matters. A transaction broker is not the same thing as a buyer's agent, and buyers should understand the difference before deciding which model is appropriate for them.

Buying a home without a buyer's agent in South Carolina

How transaction brokerage works in South Carolina

Ultimately, how much representation you want is your decision.

Before you buy a Charleston home

Here's the checklist I'd use before getting serious about a property:

1. Get your financing or proof of funds organized.
2. Decide which areas actually fit your lifestyle.
3. Understand property taxes.
4. Get realistic insurance estimates.
5. Investigate flood-zone and flood-insurance issues.
6. Review HOA documents and fees.
7. Understand your commute and normal driving routes.
8. Budget for inspections and closing costs.
9. Investigate the property's condition rather than relying solely on listing photos.
10. Understand what type of brokerage relationship you're entering into.

And then start looking at actual homes.

Search homes in Charleston

You don't need to register just to start figuring out what's available.

Start broad. Save what you like. Eliminate what you don't. You'll probably learn more about what you actually want after looking at 20 homes online than you will from reading 20 "Best Places to Live in Charleston" lists.