Hey it’s Bill,
This week we've got a lot to dig into. The state Senate just passed a bill that could mean serious property tax savings for long-term homeowners, which is big news whether you're already settled in or thinking about putting down roots here. We're also looking at a regional growth plan projecting 270,000 new residents by 2045, which, if you've been on the roads lately, feels very believable. And we're diving deep into one of the most consequential preservation battles in recent memory: a historic West Ashley lab, a lawsuit from Clemson University, and a City Council vote that's going to say a lot about what kind of city Charleston wants to be. Lots to cover, so let's get into it.
And before we do I have to remind you again that I'm a finalist in three categories for Best of Charleston 2026! Competition is stiff and everyvote counts. Follow this link to vote for all three categories, it only takes a few seconds.
Civic Snapshot
SC Senate
State Senate passes bill to raise homestead exemption
S.768 just passed unanimously in the Senate (44-0) to raise the homestead exemption to a tiered system while also raising the residency requirement up from 1 year. The age is still 65. Under the new law (if it passes the house) would be a $75,000 exemption with 5 years of residency and $150,000 exemption with 10+ years of residency.
City of North Charleston · Committee Meetings
Reality Check 2.0 Update: Regional Growth and Planning Principles
A regional update highlighted the accelerating pace of growth in the Charleston area, with projections of 270,000 new residents by 2045. Presenters emphasized the need for regional collaboration across Berkeley, Dorchester, and Charleston counties, focusing on sustainable growth, housing choice, and expanded transportation options. The Reality Check process identified five guiding principles for growth, including resilience, connectivity, and preservation of community character. North Charleston’s action plan and upcoming Unified Development Ordinance are being aligned with these regional priorities, with special attention to infrastructure, transit corridors, and housing development hotspots.
City of Charleston · Planning Commission
Ordinance Amendment to Exempt City Capital Projects from Design Review Disapproved
The commission considered an ordinance amendment to exempt city-initiated capital projects from the Design Review Board (DRB) approval process, replacing it with a single conceptual review and subsequent staff review. Projects affected would include new city offices, fire facilities, and recreation centers. The Preservation Society and commissioners raised concerns about transparency, loss of public input, and the need for area-specific design guidelines. After discussion, the commission unanimously voted to disapprove the amendment, recommending further refinement and public discussion before any changes are adopted.
Mount Pleasant Design Review Board
Two Projects in the Patriots Annex Development Get Design Approval
The Grand Patriot hotel and the Grand Lawn apartments both received approval from the Mount Pleasant Design Review Board. The hotel, being developed by Bennett Hospitality, will have 300 rooms, while the Grand Lawn will have 130 apartments, both 1 and 2 bedrooms.
The Deep Dive
Charleston vs. Clemson: What’s Really Happening With the West Ashley Lab
The long fight over Clemson’s historic USDA lab on Savannah Highway just took a big turn.
Clemson quietly filed a formal lawsuit (an appeal) against the City’s Design Review Board (DRB).
Now City Council is being asked to approve a settlement that would end that case.
Here’s what you need to know.
What started all of this
Clemson owns the former USDA vegetable research lab at 2875 Savannah Highway.
It’s the c. 1936 Colonial Revival office/lab that preservation groups have been fighting to save.
On January 5, 2026, the Design Review Board voted 4–2 to deny Clemson’s request to demolish the building.
The board also ordered Clemson to come back with a restoration plan by August 29, 2026.
Preservation groups hailed that vote as a big win.
They argued Clemson had allowed “demolition by neglect” and that the City needed to draw a line.
Clemson, clearly, did not agree.
Clemson’s lawsuit against the DRB
On January 14, 2026, Clemson filed a Notice of Appeal in Charleston County Circuit Court.
The case is titled “Clemson University v. City of Charleston Design Review Board.”
In plain English: Clemson is suing to overturn the DRB’s denial and get permission to demolish.
In the appeal, Clemson asks the court to:
Reverse the DRB’s Final Order
Grant Clemson approval to demolish the building
Award Clemson its costs
Grant any other relief the court thinks is “just and proper”
Clemson also requested pre‑litigation mediation, which is required under South Carolina law for this kind of local-government appeal.
That mediation session happened on January 23, 2026.
Out of that mediation came a proposed Settlement Agreement.
That’s what the City Council is being asked to vote on February 24.
What the settlement actually does
If City Council approves the settlement, here’s what happens:
The City reverses the DRB’s denial of demolition.
Clemson gets permission to demolish the office/lab at 2875 Savannah Highway.
The DRB’s January 5 decision is effectively wiped out.
In exchange, Clemson has to do several things:
Pay $25,000 to help fund Phase 2 of the City’s West Ashley Architectural Inventory Survey.
Provide in‑kind professional, technical, and staff support to help the City complete that survey.
Design and install a historically relevant plaque or educational marker along an adjacent or nearby segment of the West Ashley Greenway.
The City has to approve the design, but can’t withhold approval unreasonably.
Once installed, the City maintains the marker.
Work with the City on those commitments, but with a cap: Clemson’s efforts can’t exceed the scope, staffing, or resources it has approved internally.
The settlement also says:
No one is admitting fault or conceding that the other side was right.
The goal is simply to resolve the dispute and end the litigation.
Once City Council and the circuit court approve the settlement, the lawyers will:
File a stipulation of dismissal “with prejudice”
That permanently closes Clemson’s appeal over the DRB decision.
How Clemson frames the story in the settlement
The settlement document itself includes a detailed “background” section.
It’s essentially Clemson’s narrative about the site.
Some key points Clemson emphasizes:
The USDA owned and operated the property from 1936 to 2019 for agricultural research.
The office/lab building has been vacant since at least 2003, and Clemson says the worst deterioration happened while the feds owned it and left it empty.
Clemson argues the true historic resource is the surrounding agricultural land, not the office/lab building itself.
Clemson is actively preserving and restoring the headhouse and historic greenhouses, which it calls the most historically significant structures on site.
Clemson says a 2021 structural report found the building’s roof in “exceptionally poor” condition, with other components well past their expected lifespan.
Clemson claims there is no feasible adaptive reuse that would meet modern lab and accessibility standards, even if funding were available.
The settlement notes that as part of the federal sale process from GSA to Clemson, the university already agreed to mitigation measures:
Prepare a full historic documentation package for the site
Post that documentation on a public website
Install and maintain a South Carolina state historic marker with a vehicular pull‑off for access
Clemson points to these as evidence that mitigation has already happened at the federal and state levels.
The message they’re sending:
“We’re preserving what really matters (the land, headhouse, greenhouses) and we bought this property with a clear understanding we could demolish this one building.”
What approval vs. rejection means
For City Council, the choice is pretty stark.
If Council approves the settlement:
The DRB’s denial is reversed.
Demolition of the USDA lab is allowed.
The circuit court appeal is dismissed with prejudice.
The City gets:
$25,000 for the West Ashley survey
Clemson’s staff/technical support on that survey
A new historic marker on or near the Greenway telling the story of the site.
If Council does NOT approve the settlement:
The settlement never takes effect.
The DRB’s denial stands.
Clemson’s lawsuit continues in circuit court toward a hearing on the merits.
There is no $25,000, no in‑kind support, and no plaque obligation under this agreement.
Both sides either:
Litigate and let a judge decide, or
Go back to the table and try to negotiate a different deal.
Why this decision matters
This vote is about more than one building.
It’s about:
How far does Charleston’s design review authority actually reach when it conflicts with state‑backed plans?
Whether institutions can effectively overturn DRB decisions by going straight to court and then settling.
What message does the City send on demolition by neglect when the owner is a powerful state university?
How much preservation value residents place on the physical building versus the surrounding research landscape and historic interpretation.
Council is now being asked to trade:
One historic building
For money, documentation, a marker, and some additional survey work.
For West Ashley neighbors, preservation advocates, and anyone who cares about how Charleston balances growth and history, this is one of the most consequential votes of the year.
Want to leave a comment for City Council regarding this vote? Online comments will be accepted until Monday at noon. Click below to tell them how you feel about this settlement.
Real Estate Corner
Historic Home of the Week
40 Montagu St - The craftsmanship on this home is one of the finest in all of Charleston. This is the c.1891 Bernard Wohlers House in Harleston Village, and nothing I can say here will do it justice…so just click below and check it out.
4 Bed | 4.5 Bath | 4500 sqft | $5,750,000
Deal Of The Week
Single-story home with deep water access in West Ashley
- Fully renovated & turn-key
- 4 bedrooms | 2 bathrooms
- 2-car garage
- Neighborhood deep-water dock
- $585,000
How’s The Market?
The Charleston-area market posted solid activity the week of February 13–19, with 280 properties going under contract, including 215 single-family homes at a median list price of $565,000 ($274/sqft) and a median 30 days on market. The luxury segment was notably active with 46 homes over $1M going under contract, including standout island sales like a $4.95M IOP property, a $8.2M Daniel Island home, and three Wild Dunes closings between $2M–$3.25M. Distressed sales remain nearly absent at just one foreclosure, reflecting continued market health. For sellers, demand is broad and consistent across price points; for buyers, the most competitive conditions are in Mount Pleasant (median $1.2M, 19 of 34 homes over $1M) and the Peninsula (median $2M, $841/sqft), while Summerville and the Goose Creek/Moncks Corner corridor continue to offer relative affordability with medians around $400k.
That’s A Wrap
Before you go: Here’s how I can help
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
Just reply to this email, and I’ll get back to you. Or just fill out this new client form HERE, it’s that easy!
Until Next Week,
-Bill Olson
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