Clemson DENIED Demolition of USDA Building on Hwy 17

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Clemson University recently asked for permission to demolish a 1930s Colonial Revival office and laboratory building at 2875 Savannah Highway in West Ashley. The building once served as a USDA agricultural research facility and sits on a much larger tract of historic research land.

What followed was one of the most passionate preservation debates the board has seen in recent memory.

Clemson’s team argued the building has reached the end of its useful life. According to the applicant, the structure is made of concrete and terracotta and is roughly 15 years past what it was designed to withstand.

Structural engineer Craig Bennett cited extensive rebar corrosion caused by concrete carbonation. He also described the interior as being heavily contaminated with asbestos, making rehabilitation both costly and complicated.

From Clemson’s perspective, restoring the building simply did not make sense.

A central argument from the applicant was that the true historic value of the site lies in the surrounding land, not the structure itself. Clemson emphasized the importance of the roughly 400 acres of agricultural research that surrounded the building.

They estimated the building’s remaining value at just 15 percent of its original worth. The architect argued the building may have witnessed history, but it was not responsible for creating it.

That framing was strongly rejected by the public.

The board received 51 written letters opposing demolition. Many came from preservation organizations and West Ashley residents who argued that public institutions have a responsibility to protect historic resources, not let them decay.

The Historic Charleston Foundation and The Preservation Society of Charleston accused Clemson of “demolition by neglect”, pointing to roof failure and worsening conditions after the university purchased the property in 2019.

Commenters repeatedly emphasized the building’s national significance.

The site was the world’s first permanent federal vegetable breeding laboratory, established under the Bankhead-Jones Act of 1935. It produced more than 160 vegetable varieties and played a major role in shaping American agriculture.

Most notably, it is the birthplace of the Charleston Gray Watermelon.

Preservationists argued that removing the building would result in a total loss of historic integrity for a site eligible for the National Register of Historic Places.

Beyond its scientific legacy, the building was also described as a rare and intact example of New Deal-era Colonial Revival federal architecture.

Residents called it a recognizable landmark and a gateway entrance into West Ashley. Others said its visibility gives the area a tangible connection to its agricultural past.

To them, losing the building would mean losing the story.

One of the board’s toughest questions centered on responsibility.

Multiple speakers argued the building’s deterioration occurred under Clemson’s ownership. Allowing demolition, they warned, would reward neglect and create a dangerous precedent for other historic properties.

The issue was less about condition and more about accountability.

A small number of speakers supported Clemson’s request.

A former USDA researcher said the building had outlived its usefulness by the early 2000s. Others compared it to outdated crop varieties, arguing that not everything old can or should be preserved.

To them, the research mattered more than the structure.

After debating whether the damage was self-created, the board voted 4–2 to deny the demolition request.

The decision hinged on concerns over demolition by neglect and the responsibility of institutional owners to act as stewards of historic resources.

Clemson was instructed to return with a restoration plan.

Clemson must submit a restoration plan by August 29, 2026.

For now, the building remains standing, and its future is tied to preservation rather than demolition.

The case sends a clear message. In Charleston, history is not just about what happened on the land. It is also about what still stands on it.

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The 2025 Charleston housing market worked, but only for sellers who worked with it. Across Charleston, Mount Pleasant, West Ashley, James Island, Johns Island, the Peninsula, Daniel Island, and Summerville, inventory increased year over year for single-family homes, yet prices largely held steady or rose. Buyers didn’t disappear; they became more selective. Well-priced homes still sold, often quickly and close to list price, while homes that missed the mark lingered. In many areas, listings that expired or were canceled sat three to six times longer than homes that actually sold, a clear signal that the market was far less forgiving of overpricing.

The differences by area mattered. West Ashley quietly emerged as one of the most consistent performers, while Mount Pleasant and the Peninsula continued to command strong prices but required near-perfect pricing and presentation. On Johns Island and in parts of Summerville, rising inventory and softer demand meant sellers had less room for error. The biggest takeaway from 2025 is simple: this wasn’t a bad market; it was a more honest one. Strategy mattered. Pricing mattered. And the first few weeks on the market mattered more than ever.

My Takeaway as a REALTOR®: 2025 wasn’t a bad market. It was a more honest one. Sellers who priced realistically, prepared well, and had a clear strategy were rewarded, while overconfidence and ignoring market feedback quickly showed up in longer days on market and missed opportunities. That shift isn’t a negative. It’s a sign of a healthier, more sustainable market where smart decisions matter again. A good sign for everyone heading into 2026.

If you’re considering a move this year, it’s never too early to put a plan in place. Click the button below to get started.

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

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3) Request an Update - Share a location or address, and I’ll research what’s being planned or built there…or send me your inside scoop!

Until Next Week,

-Bill Olson
Father, Husband, REALTOR®

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