Hey, it’s Bill,
Hope you had a great Thanksgiving week. With the short holiday schedule, things were pretty quiet around Charleston, but there were still a few important moves worth knowing about. From updates on the Lowline to new civic projects in Summerville, here’s everything that did happen—plus a deeper dive into Project 3500, the city’s biggest affordable housing push in years.
Let’s get into it.
Civic Snapshot
City of Charleston · Technical Review Committee
Lowline Phase 1 (Full Design): Safety, Accessibility, and Construction Coordination
The committee reviewed the full design for the Lowline corridor, emphasizing safety at crosswalks, multiple connections to affordable housing, and ADA-compliant surfaces. GIS requested address numbers for utilities and beacons. Construction conflicts with the Huji pump station will affect 400 feet of the project until April 2026.
Why it matters: Coordinating major infrastructure projects with ongoing construction and ensuring accessibility is essential for safe, inclusive, and timely urban improvements.
City of Charleston · Technical Review Committee
780 West Oak Forest Drive, West Ashley Aquatic Center: Tree Ordinance, Access, and Address Updates
The city is redeveloping a park to add an aquatic center and parking, with tree ordinance amendments affecting permitting. The committee discussed the need for arborist documentation, pedestrian connectivity solutions due to challenging site grades, and ADA-compliant access from all parking areas. Traffic and engineering recommendations included midblock crossings and increased asphalt thickness. An address change to Playground Road was suggested for clarity.
Why it matters: This project demonstrates the city's efforts to modernize public amenities while ensuring accessibility, safety, and compliance with evolving environmental regulations.
Town of Summerville · Design Review Board
Preliminary Approval for Summerville Public Safety Complex Moves Forward
The board reviewed the preliminary submittal for the new Town Public Safety Complex at 300 West Second North Street. Discussion centered on the choice of brick color, with the applicant defending a buff/darker palette as a distinctive civic statement, while the board expressed concern about setting a precedent for lighter colors. The design’s architectural style was seen as too ornate and urban by some board members. Site and sustainability considerations included preserving a large tree, adding a living wall, and incorporating energy-efficient features. The board required further investigation into brick selection, façade materials, exterior lighting, sun studies, pedestrian landscaping, and public sustainability features before final approval.
Why it matters: The new complex will set the tone for civic architecture in Somerville, impact neighborhood character, and serve as a flagship for sustainability and public engagement.
The Deep Dive
Project 3500: Charleston’s Affordable Housing Strategy
Background and Goals
How Charleston Reached This Point
Area Median Income has doubled in 12 years, driven by smaller, wealthier households relocating to the city.
Lower-income households have been displaced outward, increasing traffic and reducing economic diversity.
What Project 3500 Aims to Achieve
Target: 3,500+ new affordable units over the next six to seven years.
Publicly owned land across City, County, School District, MUSC, and Housing Authority was analyzed using an algorithm ranking transportation access, zoning, and elevation.
Progress to Date
Recent completions include 178 affordable units, primarily on the peninsula.
Roughly 1,000 more units are under development between the peninsula, John’s Island, and West Ashley.
About 2,500 units remain to complete the goal.
Strategy for the Remaining 2,500 Units
Housing Authority Partnership Approach
The plan focuses heavily on redeveloping aging Housing Authority communities—some nearly 100 years old.
A mixed-income 50/50 model means 2,500 affordable units would be paired with 2,500 market-rate units, totaling 5,000.
Commitment to No Displacement
A “build-first” strategy ensures current residents move into new units before their existing buildings are redeveloped.
West Edge is a key location identified for early phases.
A New Zoning Tool: MUW3
Requires 50% of units to be permanently affordable.
Affordability ranges from 120% AMI down to 30% AMI.
Density increases from ~20 units/acre to 80 units/acre with three-to-five-story buildings.
Emphasizes housing types that fit Charleston’s scale and avoid oversized “Texas donut” buildings.
Modular concrete construction is being explored for cost efficiency.
Capacity for Growth
The peninsula’s population was double today’s numbers 75 years ago, suggesting room for responsible density.
Partnership Structure and RFP Areas
How the Public-Private Partnership Would Work
The City, Housing Authority, and West Edge Foundation intend to form a formal public-private partnership.
The City would lead development; the Housing Authority would lead operations and management.
Each partner contributes its land at market-value equivalents under the new zoning.
Role of the Private Developer
The private sector partner would fund most construction, deliver expertise, and adhere to affordability rules in perpetuity.
Key Housing Authority Redevelopment Sites
Gadston Green
Meeting Street Manor
Meeting Street Manor Extension
Cooper River Courts
Ragboro Homes
City-Owned Sites for Build-First Phasing
West Side: West Edge Foundation site paired with Gadston Green.
East Side: 993/995 Morrison Drive (6.3 acres, potential for ~800 units).
Central: Mount Pleasant Street property (current Parks & Rec site).
Upcoming RFP Releases
Three peninsula RFPs are planned for early next year.
Financing, Flexibility, and Federal Support
The Financial Challenge
Council members noted the plan is expensive and complex.
The Housing Authority’s aging assets are paid off, but future redevelopment requires significant leveraging.
Potential Federal Partnership
HUD’s Secretary has shown interest in supporting Charleston as a pilot city.
Adjustments and Ownership Opportunities
Timelines may shift depending on economic conditions and developer feedback.
Home ownership opportunities would be included, especially within affordable tiers.
West Edge Foundation Buyout (Discussion Only)
Proposal Details
MUSC Foundation proposed a $25 million buyout so the City could take full control of West Edge.
The City would use $10 million already in the West Edge account (from previous property sales).
MUSC Foundation would take a $15 million note at 7% interest for 3–5 years, to be paid by the incoming private developer.
MUSC Foundation Request
First right of offer on a percentage of future affordable units for staff housing.
Concerns Raised by Council
Taking on $15 million in debt during a major building initiative may strain City liquidity.
No action was taken; discussion continues.
993/995 Morrison Drive Purchase Negotiation
Why the Site Matters
The City is under contract with Charleston County to purchase the 6.3-acre Morrison site for $30 million as a major build-first location.
Appraisal Gap
City appraisal (with affordability restriction): $22.6 million.
County appraisal (with affordability restriction): $34.5 million.
A $12 million difference complicates negotiations.
Physical Challenges
A strip of land in the middle is owned separately by Loop Adler, and public access must be secured to achieve full development potential.
Options Presented to Council
Option A: Stay in the Contract
Offer a compromise price, potentially $27 million.
Commit to rezoning the property to MUW3.
Remove the Laurel Island PUD.
Option B: Terminate the Contract and Help the County Sell
Terminate the agreement.
Work with the County to rezone to MUW3 and raise height limits to seven stories, boosting the land’s value.
County sells to a private developer at $34 million+.
The City redirects the $30 million budget to acquire other “build-first” sites in the Cooper River Bridge TIF.
Committee Recommendation
The committee supported Option B, noting it increases tax revenue and achieves affordability goals without overpaying.
A motion passed to recommend Option B to full Council on December 2nd.
Real Estate Corner
Historic Home of the Week
25 East Battery - Where do I even start with this one? Maybe at the sweeping harbor views? Or the media room with a 163” digital wall? Possibly the walk-in fridge and separate commercial-grade kitchen? I know…it’s the glass elevator to the 2200 sqft primary suite level! This is the Drayton House, the current most expensive home on the Charleston Peninsula.
6 Bed | 6 Full & 4 Half Baths | 11,367 sqft | $28,000,000
Deal Of The Week
Under $250K in North Charleston - and it doesn’t need updates.
- 3 beds and 2 full baths across 967 sq ft
- Granite kitchen with plenty of cabinet space
- Fully fenced backyard with room to spread out
- Easy access to shopping
-$245,000
How’s The Market?
The market stayed active this week with 202 homes going under contract, and buyers showed confidence across all price ranges. Single-family homes hit a $500K median list price, and the luxury market remained busy, with 31 homes over $1M going under contract.
Mount Pleasant was the standout, with strong activity and a median price just over $1M. Summerville, Goose Creek, and Moncks Corner continued to draw buyers looking for more affordable options, landing mostly in the mid-$300Ks. Downtown Charleston stayed in its own lane with a $2.9M median, showing continued demand for historic and walkable living.
Lower-priced homes were still hard to find, with only six options under $250K going under contract across the whole region. New construction played a small role in this week's activity.
Overall, the market is steady, confident, and moving, even as we head into the holidays.
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
Until Next Week,
-Bill
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