Affordable Housing Making Strides in 2026 Already

City of Charleston · City Council
Election Results Certified and New Council Members Sworn In
The City Council formally certified the results of the recent municipal election, confirming the winners in each district as verified by the Board of Canvassers. Judge Morrison administered the oath of office to new and returning council members, including Aaron Polkey (District 4), Ben D'Allesandro (District 6), and Leslie Skardon (District 12). The ceremony marked the official start of the new council term.
Congrats to all new and returning City Council members

City of Charleston · City Council
Council Advances Conservation Zoning and Affordable Housing Initiatives
The Ways and Means Committee advanced two key land use actions: First, the council amended and approved the annexation and zoning for the Zero Folly Road parcel, changing its designation to Conservation in response to constituent concerns about density and environmental impact. Second, the council approved lifting the tech overlay on 99395 Morrison Drive to allow for higher density and affordable housing, with staff noting the benefits of the new MUW3 zoning. Both measures were discussed in detail, with council members highlighting the importance of balancing growth, affordability, and environmental stewardship.
Why it matters: These zoning decisions shape the city’s approach to growth, housing affordability, and environmental protection, directly affecting neighborhoods and future development patterns.

City of Charleston · Board of Architectural Review (BAR)
635 King Street Mockup Panel Approved with Conditions
A mockup panel for new construction at 635 King Street in the Old and Historic District received approval with conditions. The project, presented by Civic Design Architect Christian Sottile, featured locally crafted stone medallions and pilasters. Preservation groups praised the design, while staff and board members emphasized the need for flawless copper seaming and sealant work. The board approved the mockup with requirements for further staff review and corrections to copper and sealant details.
Why it matters: This project sets a high bar for craftsmanship and material quality in a prominent historic district, reinforcing Charleston’s standards for new construction in sensitive areas.

Charleston County · Planning Commission
Zoning Change Approved for Ashley River Road Corridor Overlay Property
The Planning Commission approved a request to rezone 2338 Ashley River Road from Neighborhood Commercial (NC) to Community Commercial (CC) within the Ashley River Road Corridor Overlay. The change allows for higher residential density (from 4 to 16 units per acre) and broader commercial uses, including the renovation of an unused car wash into professional offices and expanded opportunities for artisan and craftsman businesses. Debate focused on whether the upzoning aligns with the overlay’s intent for less intense development, the risk of setting a precedent, and compatibility with adjacent City of Charleston zoning. Despite staff recommending disapproval, the commission voted in favor, with one dissent, and the case now moves to County Council for final consideration.
Why it matters:
This rezoning could increase development intensity along Ashley River Road, impacting neighborhood character, commercial activity, and future zoning decisions in the corridor.

City of North Charleston · Mayor's Report
Mayor Proposes Formal Policy for 'Key to the City' Award
The Mayor introduced a proposal to formalize the 'Key to the City' award, reserving it for individuals or organizations with outstanding contributions or extraordinary public service. The new policy includes a revocation clause, allowing the city to reclaim the key if a recipient fails to uphold appropriate conduct.
Why it matters: Formalizing this honor ensures it is awarded thoughtfully and maintains its prestige, while the revocation clause reinforces accountability for recipients.

Town of Summerville · Standing Committees
Town Faces Budget Shortfall and Audit Corrections
The December financial report showed a year-to-date net loss of about $13 million, with revenue and expenditures affected by holiday timing and pending audit adjustments. A misallocation of TIFF (Tax Increment Financing) funds overstated general fund revenues by $400,000, requiring corrections and a review of prior year data. The audit is still pending, and the outcome will affect future budget projections and fund balances. Additional items included approval of a Dominion Energy purchase order for Bear Island Road and a proposal to extend retiree health insurance, with further analysis to be presented at the budget meeting.
Why it matters: Accurate financial reporting and responsible budgeting are essential for the town’s fiscal health. The audit corrections and budget shortfall could impact services, employee benefits, and future planning.

Affordable housing is one of those issues that gets discussed constantly, but real progress only shows up when units get built, rents come down, or pathways to ownership open up. Over the last few weeks, Charleston has quietly stacked several moves that show where local housing policy is headed and how it’s being applied on the ground.

Here’s what stood out.

The City of Charleston and the Charleston Redevelopment Corporation celebrated the completion of four new affordable rental homes at 89 Fishburne Street, turning a long-vacant parcel into workforce housing through a layered public private partnership.

The infill project came together after the South Carolina Department of Transportation transferred the unused land to the City, which then partnered with CRC, a local nonprofit community development financial institution, to deliver the homes. The City also contributed $100,000 in federal funding to help make the project financially viable.

City leaders used the ribbon cutting to highlight what’s coming next. Roughly 200 additional affordable housing units are already in the pipeline across four CRC-led projects, representing a $55 million investment expected to roll out over the next three years.

These four homes are part of Mayor Cogswell’s broader goal to build 3,500 net new affordable housing units citywide by 2032. While the project itself is small, it reflects the larger strategy of using infill sites, public land, and nonprofit partnerships to keep affordability from slipping further out of reach.

With hundreds of additional units already underway, the Fishburne Street project serves both as a completed win and a preview of what Charleston’s affordable housing approach looks like in practice.

One of the most impactful housing moves happened quietly in West Ashley.

The Charleston Workforce Housing Fund acquired West Wind Apartments, a 212-unit multifamily community, and immediately recorded a 20-year affordability deed restriction at closing. That meant rent protections went into effect right away.

For households earning 60 percent of Area Median Income or less, monthly rents for new residents are now hundreds of dollars lower than comparable apartments in the surrounding area. About 40 percent of the units are reserved at that income level, reopening access to a neighborhood that has increasingly priced out working families.

Existing residents will not be displaced and can continue renewing their leases. Households that meet income qualifications can opt in at renewal, creating the possibility of lower monthly rent without having to move.

Renovations are set to begin next month, including interior upgrades, life safety and plumbing improvements, and site work. The renovation plan also includes reconfiguring the clubhouse to create space for a full-time Family Coach through a partnership with Trident United Way, offering on-site support tied to financial stability, education, and health.

Rather than waiting years for new construction, this acquisition preserved affordability immediately while stabilizing housing for an estimated 525 residents.

Rental housing is only part of Charleston’s affordability strategy.

The City of Charleston’s Department of Housing and Community Development hosted a Community Banking Event this past week for first-time homebuyers interested in the Juniper Street townhomes. The goal was to remove friction by putting lenders, housing staff, and buyers in the same room.

Attendees were able to apply, become pre-qualified on site, and receive guidance on financial literacy and first-time homeownership programs. For many households navigating income limits, documentation requirements, and lending thresholds, this kind of hands-on support can be the difference between stalling out and moving forward.

The event reflects a growing focus on pairing affordable units with practical tools that help people actually access them.

Not every affordable housing conversation ends with a ribbon-cutting.

At the Charleston County Planning Commission, a workshop reviewed a proposed Planned Development on River Road on Johns Island that would increase density from one unit per acre to just over three units per acre. The plan included four custom homes, with two designated as workforce housing priced around $275,000 and deed-restricted for 30 years.

Supporters framed the proposal as a small-scale, cost-conscious housing option aligned with projected growth and nearby public investments. Critics focused on the site’s location outside the Urban Growth Boundary, traffic and access concerns, and the precedent of increasing density through a PD in a rural area.

Commissioners acknowledged the intent but raised questions about zoning consistency, long-term policy implications, and whether affordability goals should be achieved through different mechanisms. No approvals were granted, and further refinement and evaluation are expected before the proposal moves forward.

The discussion highlighted a recurring challenge in the region. There is broad agreement on the need for affordable housing, but continued debate over where it belongs and how it should be delivered.

Taken together, these stories show Charleston’s housing strategy advancing on multiple fronts at once.

New units are being built on infill sites. Existing apartments are being preserved with immediate rent relief. First-time buyers are being pulled into the process earlier. And planning debates are increasingly focused on implementation rather than theory.

Affordable housing in Charleston is no longer just a long-range goal. It’s showing up in zoning rooms, lease renewals, and newly finished homes. The decisions being made now will shape who gets to stay in the city and where growth is allowed to land.

With Mayor Cogswell’s goal of 3500 new affordable housing units by 2032, I expect many more announcements like these throughout this coming year and, of course, the years to come.

14 ½ Murray Blvd - Built in 1920 and overlooking the Ashley River, this home later served as Mrs. Wilkinson's Nursery School and Kindergarten, a private preschool for peninsula residents. It has recently been restored and renovated to the private residence it is today.

5 Bed | 4 full, 2 half baths | 3013 sqft | $4,500,000

SEE ALL PHOTOS AND DETAILS

Move-in ready on Johns Island

- Double Porches on a corner lot
- Open concept living area
- Only .5 miles to River Rd (less traffic to get off the island!)
- 3 Bed, 2.5 Bath, 1687 sqft
- $519,000

Check out all the photos and details here

This past week, we saw interest rates dip down to 5.99% briefly, their lowest in nearly 3 years, before taking a slight turn back up to a hair over 6. We’re also seeing more homes come on the market, as is typical after the holidays, and I’m seeing a lot more buyers come into the market these first 2 weeks of the year, more than I typically see. I have a feeling that we could see a pretty competitive spring market this year after more uncertainty last year. I personally already have 8 clients discussing getting their homes ready for the market in the next 3-6 months or sooner.

On top of that, we also have Jerome Powell’s term ending in May, at which time Trump will appoint a new Fed Chair. He will most likely select one that is the most willing to cut rates, because that’s what all presidents want, lower rates to stimulate the economy, regardless of whether it does damage or has any side effects. But I can’t predict the future, so only time will tell. I will be watching everything closely, focusing on our market and my clients, and be ready for whatever comes our way!

One quick thing: I am currently in the process of onboarding 3 new clients for the first quarter of the year, as well as early onboarding for anyone looking to buy or sell in 3+ months. If this is you, and you want to see if we would be a good fit to work together, click the button below for my 60-second onboarding questionnaire.

1) Buying a Home - If you’re planning a move in the next 12-18 months, it’s never too early to start chatting.

2) Market Conditions - I can send you a quick snapshot of what’s going on in your neighborhood or area.

3) Request an Update - Share a lot or address, and I’ll research what’s being planned or built there

Until Next Week,

-Bill

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