Moving to Charleston: a local's guide
Everything I tell friends and clients who are relocating to the Lowcountry, in one place.
The short answer
Most people moving to Charleston start by choosing an area based on commute, budget and lifestyle, then line up a local lender and Realtor before visiting. Key things to know: South Carolina taxes primary homes at a lower 4% rate, flood insurance depends on each home's flood zone and elevation, and closings are handled by a real estate attorney.
Choosing where to live
The Charleston area is three counties and a lot of very different places. Here's the quick version:
- Walkable and historic: Downtown Charleston
- Close-in suburbs: West Ashley, James Island, Mount Pleasant, Daniel Island
- More space for the money: Johns Island, Summerville, Goose Creek, Ladson
- Central with value: North Charleston, Hanahan
- Beach life: Folly Beach, Sullivan's Island, Isle of Palms, Kiawah Island, Seabrook Island
- Land and privacy: Wadmalaw Island, Hollywood and Ravenel, Awendaw, Moncks Corner
Costs to plan for
South Carolina assesses your primary home at 4% of its value, versus 6% for second homes and rentals. You need to apply for the 4% rate with the county after closing, and I'll remind you. Budget for homeowners insurance, and in some areas flood and wind coverage, which can vary a lot from one home to the next.
Weather and hurricanes
Expect mild winters, warm springs and falls, and hot, humid summers. Hurricane season runs June through November. Elevation, roof age and construction all affect insurance, so we look at them closely.
Buying from out of state
I work with relocating Buyers all the time. We'll start with a call, I'll send you neighborhood guidance and video tours, and you can sign and close remotely if needed. Many clients make one trip to narrow down areas and do the rest from home.
Planning a move to Charleston?
Tell me about your timing and what you're looking for, and I'll put together a short list of areas and homes to start with.
Relocating to Charleston: common questions
What is it like to live in Charleston, SC?
Charleston offers a mild climate, beaches, a nationally known food scene, history and a growing job market. Summers are hot and humid, and hurricane season runs from June through November.
What are the best places to live in Charleston for families?
Many families look at Mount Pleasant, Daniel Island, West Ashley, James Island and Summerville. The right fit depends on budget, commute and school zones, which I'll help you compare.
Are property taxes high in Charleston?
South Carolina assesses an owner-occupied primary residence at 4% of value, compared with 6% for second homes and rentals, which keeps taxes on a primary home relatively low. Make sure to apply for the 4% legal residence rate after you close.
Do I need flood insurance in Charleston?
It depends on the home's flood zone and elevation. Many homes don't require it, but coastal and low-lying areas often do. I check every home before you make an offer.
How far are the beaches from Charleston?
Folly Beach, Sullivan's Island and Isle of Palms are each about 20 to 30 minutes from downtown. Kiawah and Seabrook are about 45 minutes.
Can I buy a home in Charleston without visiting?
Yes. I regularly help out-of-state Buyers with video tours, detailed neighborhood guidance and remote closings. Many clients visit once to narrow down areas and do the rest remotely.
Let's talk about your next move.
Texting is the fastest way to reach me. I'll get right back to you.