CIVIC SNAPSHOTS

Charleston County · Charleston County Council
💰 County approves 20-year tax rate lock for unnamed manufacturer adding 12 jobs
The finance committee approved a 20-year fee-in-lieu agreement with a fixed millage rate for a company identified only as Project Number 8, expected to create 12 manufacturing jobs. The site has generated $30,000 in tax revenue over the past five years; the agreement is projected to produce $541,000 over the next five years — a $510,000 increase distributed across all taxing entities. Council Member Kobrovsky expressed discomfort voting without knowing the company's name but ultimately supported the measure after staff clarified no tax revenue is being waived.

City of Charleston · Special Facilities Committee
💰 Lowcountry Land Trust asks city for $4 million in Greenbelt funds for Angel Oak Preserve
The Lowcountry Land Trust formally asked the mayor for $4 million in city Greenbelt funding spread over two to three years as part of a $16-18 million Angel Oak Preserve project that is expected to be shovel-ready by July 2026. The mayor expressed personal support and committed to socializing the request with council during the upcoming budget cycle but made no formal commitments. Council members were broadly supportive but requested a fuller accounting of available Greenbelt funds before committing to an investment of this scale.

City of Charleston · Special Facilities Committee
🌳 Angel Oak property advances toward National Register of Historic Places listing
The Lowcountry Land Trust submitted a National Register of Historic Places nomination for the Angel Oak property with city support in late March, and the South Carolina State Board of Review unanimously approved it as a nomination. The application is now under federal review, awaiting a final determination. The College of Charleston is partnering with the Land Trust to conduct a full-summer visitor demographic survey at the site.

City of Charleston · Board of Zoning Appeals – Zoning
💬 Substandard-lot infill home denied after neighbor opposition over character and hardship concerns
The board denied both a special exception to build on a 3,048 sq ft lot (4,000 sq ft required) and associated variances for reduced side setbacks and excess lot coverage at 18 Trumbo Street in Harleston Village. The developer, Cozy Development, argued the project would provide relatively affordable infill housing, but the immediate neighbor and the Harleston Village Neighborhood Association contended the variance hardship test was not met and the project would harm the one-block street's character. The special exception failed 5-1 and the variance was denied unanimously.

City of Charleston · Board of Zoning Appeals – Zoning
🏗️ Mixed-use student housing near MUSC wins parking variance with off-site agreement condition
The board unanimously approved a variance waiving 74 on-site parking spaces for a mixed-use development at 162 Ashley Avenue targeted at MUSC students, faculty, and staff. The applicant, represented by Ellis Leeman, has a letter of intent with MUSC for 32 garage spaces immediately adjacent and additional lots on Rutledge Avenue just outside the 400-ft code alternative. Approval was conditioned on the applicant providing the city with off-site parking agreements satisfying the final required number of spaces under Section 54-317.

City of Charleston · Design Review Board
🍔 McDonald's clears conceptual hurdle at constrained West Ashley Circle outparcel
After an extensive two-year iterative design process, the DRB granted conceptual approval for a new McDonald's restaurant at the Wedge PUD outparcel on West Ashley Circle, subject to significant conditions. The board and staff flagged excess hardscape, an outsized semi-truck delivery pad, poor pedestrian wayfinding, and an under-activated streetscape as key issues requiring restudy. Approval requires the applicant to reduce parking, enclose the service area, redesign the Floyd Drive screen wall and benches to relate to the street, and better integrate the PUD-required picnic shelter into the overall site design.

City of Charleston · Design Review Board
🏗️ Board approves demolition of later-era church additions on Savannah Highway
The DRB unanimously approved the partial demolition of two one-story wing additions at the St. Teresa Drive Catholic church, built after the original 1945 sanctuary. Staff and a community member both supported the action, noting the wings lack architectural significance and the historic two-story facade will be preserved. The demolition clears the way for a proposed new life center to support the growing parish and school.

Town of Mount Pleasant · Public Works/Transportation Committee
🚧 Town awards $1.78M contract for Kenny Mile and Park West shared-use trails
The committee approved a contract with Braetr Construction for $1,777,954.50 to build two connected trail segments, including a 360-foot composite boardwalk near South Morgan's Point and a 10-foot concrete path from US-17 to Park West Boulevard. The projects will take 400 calendar days and tie into the Highway 41 widening trail extension, eventually connecting Park West neighborhoods to the broader Mount Pleasant Way network. Tree removal is limited with mitigation payments required; tree planting in available areas was encouraged by committee members.

THE DEEP DIVE

Unified Development Ordinance - North Charleston

If you live in, own property in, or do business in North Charleston, something significant is happening right now that most people haven't heard about yet.

The City of North Charleston has launched the One North Charleston project — a full rewrite of the rules that govern how land gets used, how neighborhoods grow, and how streets and public spaces are built. They're calling it a Unified Development Ordinance, or UDO. And while that sounds like bureaucratic wallpaper, it's actually one of the most consequential planning decisions the city will make in a generation.

Let me break down what it is, why it matters, and what you can do about it.

Think of the UDO as a single rulebook that answers questions like:

Right now, North Charleston's development rules are scattered across multiple documents: zoning regulations, subdivision rules, and street standards — three separate codes in three separate places. The UDO will consolidate all of that into one document, written in plain language, with illustrations to make it actually usable by regular people — not just planners and attorneys.

That matters. Because when the rules are confusing, the people with lawyers and lobbyists win. When the rules are clear, residents and small business owners can actually participate.

North Charleston is preparing for significant growth. The UDO is part of a larger strategic framework that also includes the PRIME North Charleston Comprehensive Plan, the Lowcountry Rapid Transit initiative, and the Safe Streets for All program.

The stated goal is to make sure that growth strengthens the quality of life rather than strains it. Whether that happens depends largely on whether residents show up and engage.

Here's the sentence from the city's own website that every property owner in North Charleston needs to read:

That's not a small thing. Nearly every property in the city. That means what's allowed on your lot, your neighbor's lot, and the vacant parcel down the street could all change. New zoning districts. New use categories. New rules about what can be built and where.

This is generational. These are the rules the city will live under for decades.

One of the most significant topics the UDO is taking on is missing middle housing — a planning term for the housing types that sit between single-family homes and large apartment buildings. We're talking about duplexes, triplexes, townhomes, cottage courts, and accessory dwelling units (ADUs) like garage apartments or backyard units.

These types of homes are often "missing" in neighborhoods because current zoning only allows single-family houses in most areas. Even in neighborhoods that already have a mix of housing types today, those same types often couldn't legally be built there under current rules.

A recent regional study identified a growing need for more housing options at different price points and sizes across the Charleston region. The UDO process is where North Charleston gets to decide how to respond to that need — what gets allowed, where, and under what conditions.

That's a conversation worth being part of.

The city is refreshingly straightforward about the limits of this process. The UDO will NOT:

It sets the rules. What happens within those rules still depends on the market, property owners, and investors. Manage expectations accordingly.

The project is led by the City's Planning Department, with Eileen Duffy serving as the UDO Project Manager and primary contact (843-740-2578). The team also includes Planning Director Tim Macholl, Deputy Director Andrew Bock, and a full administration team that includes a Civic Engagement Coordinator and an Outreach Coordinator — which suggests the city is serious about community participation, not just checkbox public hearings.

The consulting team includes Code Studio, The Asiko Group, Surculus, Reveer Group, Austen Gowder, Butler Preservation, and The Middleton Group. For reference, Code Studio has done similar work in peer cities across the country.

The project launched in early 2026. Here's where things stand and where they're headed:

The window for public input during the framework phase — happening right now — is arguably the most important. This is when the big decisions about structure, priorities, and direction get made. Once code drafting begins, the framework is largely set.

The city has scheduled two community kick-off events. Pick one:

In-Person Kick-Off June 2, 2026 | 6:00 – 7:30 PM North Charleston Athletic Center – Mezzanine 5794 Casper Padgett Way, North Charleston, SC 29406 Event Details

Virtual Kick-Off June 9, 2026 | 6:00 – 7:30 PM Event Details

The UDO is not a zoning tweak. It's a full rewrite of the city's development rules, with nearly every property in North Charleston expected to be rezoned before it's done. It touches housing affordability, neighborhood character, walkability, economic development, and long-term quality of life.

The city is asking for public input. The question is whether the public shows up to give it — or lets others make those decisions by default.

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How’s the Market?

The Numbers

376 residential properties went under contract last week across the Charleston region. 303 of those were single family homes. Median list price: $560k at $276/sqft. Median days on market: 30. Median year built: 2002. Only 4 of 303 were distressed sales (bank-owned or short sales), which is about as clean a market as you'll see.

Where the Action Was

Mount Pleasant led the pack in price. 44 single family homes went under contract with a median of $1.2M and $429/sqft, and 28 of those 44 were over $1M. Five in Dunes West alone. The Peninsula was thinner on volume but heavy on price, with 11 contracts ranging up to $4.95M, six of them south of the Crosstown, and a median of $1.2M at $595/sqft.

The islands had a big week. 56 island single families went under contract, including two on Sullivan's at $3.2M and $6.3M, and an IOP home at $7.9M. Wild Dunes saw two contracts over $2.5M. If waterfront luxury is your lens, this week was proof the top of the market is still very much alive.

Closer to home for everyday buyers, James Island put up 22 contracts from $275k to $1.8M with a median of $637k. Three were in Riverland Terrace. Johns Island had 17 contracts, seven of them over $1M, with a median of $989k, and three in Kiawah River Estates.

Out in the suburbs, Hanahan/Goose Creek/Moncks Corner had the highest volume at 72 contracts, with 19 in Cane Bay alone and a median of $375k. Summerville/Ladson posted 52 contracts at a $399k median.

For Buyers

The market is moving. 376 contracts in a single week means well-priced homes are not sitting. If you've been waiting for a "crash" signal, the distressed sale number should tell you something: 4 out of 303. The leverage buyers have right now comes from more inventory and slower pace, not from seller desperation. The window is open, but it's not a fire sale.

For Sellers

Volume is healthy across every price tier. There were 71 contracts over $1M last week, including 26 over $2M and 14 over $3M. The luxury market isn't frozen. But with 30-day median CDOM and price reductions common across the region, sellers who come in hot are learning the hard way. Price it right, present it well, and this market will reward you.

Bottom Line

376 contracts. 14 over $3M. 24 North Chas condos under $300k. This market has something for everyone, at every price point, in every corner of the region. It is not slowing down. It is just asking more of buyers and sellers alike.

Want specific area stats?
Click HERE to access more data and search all areas/zip codes

THAT’S A WRAP

Three types of people should respond to this email:

1️⃣ You own a home in Charleston, and you're watching all of this growth happen around you.
The new developments, the zoning fights, the infrastructure changes. That activity isn't just news. It's moving your home's value in ways a Zestimate will never catch. Reply with your address, or just your neighborhood, and I'll tell you what it actually means for you.

2️⃣ You're buying in Charleston, and you know you're not just buying a house.
You're buying into a neighborhood, a school district, a commute, a lifestyle. You need an agent who can tell you what's being built two streets over, not just what sold last month. That's what this newsletter is.

3️⃣ You’re seeing land get cleared. Zoning notices are popping up near your home. Something's happening, and you want to know what.
Reply with the address and/or any details and I’ll find out!

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Forward it to one person in Charleston who actually pays attention to what's happening around them. Or send them here to sign up:
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Until next week,
Bill Olson
Father • Husband • Realtor® • Civic Storyteller