Downtown Charleston
THE LOWDOWN
Downtown Charleston - What more can be written about downtown that a thousand newspaper articles haven’t already captured. The beauty of downtown is what sets Charleston apart from so many bland cities and it’s certainly the reason I live here. When I moved here in 1999 as an impoverished student, I lived downtown without a car and so didn’t leave the peninsula for three months, explored every street and alley which convinced me that it was worth moving 4,000 miles from family and my country so I could live in such a stunningly beautiful place.
It has beauty, charm, cobblestone streets, stunning architecture & a delightful absence of noise. However, it also has a tourists clogging the streets, flooding, houses from another era with the maintenance bills to prove it and a very strict board of architectural review.
Now before you think I’m being negative, I’ve lived downtown for 14 years now, absolutely love it and wouldn’t live anywhere else in the Charleston area. It has the European feel and walkability factor that I crave, but there’s a big difference in being a tourist in downtown Charleston and being a resident here, so it’s important to keep that in mind when you’re looking around.
Downtown is divided into a number of different areas, you’ll see the area name on the top of each street sign.
There are plenty of small neighborhoods where prices aren't too high and are very local, so if you’ve just walked around the big mansions south of Broad and fallen in love with the city, don’t worry, there are places where you don’t have be a millionaire in order to live downtown. Here is a summary of them. Where you see a hyper link on an area name, it’s a link to Google Street View for that area, so you can do a virtual walk area the area.
South of Broad $700k - $10M
The most exclusive part of downtown Charleston. This is near the Battery, if you see a horse drawn carriage, you’re very close to South of Broad (SOB).
Utterly stunning, lots of very wealthy & well known people live here. If you live SOB, you are sure to tell people about it.
Google Street Tour of South of Broad
French Quarter $500k - $5M+
At its name would suggest, it’s gorgeous with small narrow streets. It is close to the market which means there are tourists wandering around taking photos of your pretty door & garden. Many art galleries and theaters in this small neighborhood. It is perfect for your pied-à-terre.
Google Street View of French Quarter
Ansonborough $750k-$5M+
Has some of my favorite architecture downtown and while it is exclusive & expensive, it’s just far enough north of the touristed areas to avoid the worst of it and still be able to get in/out without being stuck behind a carriage. Budget allowing, this would be one of my top picks to live downtown.
Google Street View of Ansonborough
Harleston Village $600k-$5M+
Lovely part of town, on the lower west side of the peninsula. So many beautiful houses here, including some architecturally stunning mansions. It has the bonus of being close to MUSC & being away from most of the tourism. Colonial Lake is on your doorstep. One of my favorites downtown for sure. Easy to get on I-26 from here if you work in the North area or fly frequently
Google Street View of Harleston Village
Wraggborough $600k-$3M+
A bit of an oddball this one, but don’t take that in a negative way. I like it here. It’s just a little..quirky maybe ?
There are some large old homes, some renovated, some not. It has nice wide tree lined streets. The Gaillard Auditorium, Charleston Museum, Main Library Marion Square & The Dewberry hotel are on your doorstep.
There is social housing on the periphery.
Google Street View of Wraggborough
Radcliffeborough $500k- $3M+
Close to the college & MUSC, so there’s plenty of college kids around here, but lots of renovations have been done in the area and it’s very close to the action, without being directly in it.
If you have a student going to College of Charleston or MUSC, you could buy a property here for the 4 years as a good investment.
Google Street View of Radcliffeborough
Cannonborough/Elliotborough $600k-$3M
Home Sweet Home !!! This is where I live, and it’s easily my favorite neighborhood, but of course, I am biased after 14 years here.
It’s just off King Street, but a world away from the chain stores on it.
It has so many quirky stores, I love that I know every coffee shop/bakery/grocery store owner within 3 blocks.
It has some surprisingly modern architecture, with recent infill projects.
MUSC is two blocks from my house.
Short term rentals are allowed here, so if you’re looking for a place to invest, this may give some of the highest returns.
I own an Airbnb on Cannon Street, and it runs at 95% occupancy (the owner knows a few things about how to correctly market a property…...)
If you’re looking for a good short term rental investment in Charleston, this is the location to buy it in. Rules may get stricter on short term rentals, but many of the properties in this area will be grandfathered in under long standing rules allowing BnBs in the area, long before “Air” was added to the name
Google Street View of Cannonborough
Eastside Charleston $400k- $1.5M
The Eastside is still being redeveloped, some controversy over the amount of gentrification that is happening on the Eastside.
I wouldn’t call the Eastside beautiful, just yet. It’s getting there though. The smart money snapped up these houses ten years for less than $100k.
With all the infill development that has taken place, it’s a good spot to find a newer maintenance free house. New things happening all the time on the eastside. It’s what Cannonborough was 15 years ago.
Google Street View of Eastside Charleston
Aquarium/Gadsenboro Park Area/Maritime Center $400k-$3M
If you want a condo with water views and maybe even a boat slip, this area is a top option for you.
It stands on its own, a little removed from the main downtown neighborhood, but there’s been a lot of money put into recently. The new Gadsenboro Park is a nice area to walk around. The SC Aquarium is here, along with the boat to Fort Sumter. There is also the Maritime Center, so if boating if your hobby, you’ll like it here.
It’s mostly condos here. The tallest is the older, but renovated Dockside development. These has some of the best water views downtown.
The Gadsen is very recently built, with a nice rooftop deck, which is a good social area to meet your neighbors. There are a number of other developments around this area too.
BTW : For boaters, another excellent option is the Bristol Condominiums on the west side of the peninsula.
Uptown Charleston
This page is about downtown Charleston below the Crosstown. This area includes the historic area, the main King Street shopping/dining areas. I have another page for the more residential Uptown Charleston area, so be sure to read that too.
PRICE RANGE
Single Family Homes : $700,000+
Condos & Townhomes : $600,000+
PROS
If you live in downtown Charleston, you are truly living the Charleston lifestyle. Suburbs, even in Charleston, can be bland, but when you live downtown and you walk outside your door, you’re walking onto a street from a postcard. No need to fly to those charming European cities, when you live in the closest thing that the US has to them.
The energy and vibrancy. From early in the morning until the last bars close, there is a buzz on the streets that you just don’t get in the suburbs.
Food. Charleston’s restaurants are fantastic. I can’t keep up with the openings of all the new places, so I recommend reading https://www.eater.com/charleston
Walking. In the land dominated by the car, it’s so nice to have a city where you can walk everywhere from your home. Walk to the restaurants, theaters, parks, churches, libraries. I go weekends without getting in my car.
Water. You’re surrounded by it.
CONS
Tourists, tourists and tourists ! We all came here as tourists initially, so can’t complain too much but each year as the city wins more accolades, it brings more tourists.
The city is growing very fast, lots of new buildings, sooo many hotels, I just hope they manage to maintain the uniqueness of Charleston and not let us become another chain hotel/store dominated city.
It’s downtown, it’s not cheap. Location, location, location.
AREA FAVORITES
Waterfront Park at sunrise or sunset is gorgeous. The last (Irish) mayor bought up the precious waterfront land for public use as “our generation’s gift to future generations”.
Colonial Lake is off the beaten track for tourists, but is a lovely spot to walk around and build up the steps on your pedometer.
The Gaillard Center. Try to catch a show here, a $142 Million renovation was completed in 2015 and it’s a stunning place to watch a performance.
The streets, just walk and walk and walk, you’ll forever be discovering little alleys
Cannonborough - I live here, so I’m very biased, but it’s a residential area just off King Street with lots of local stores and plenty of hidden gems that is worth exploring to get off the tourist track.
Listings
You’ll notice that I don’t have a SEARCH LISTINGs on my website like every other realtor does.
Why ?
They’re really just lead generators for agents, where they take your email and in return, they clutter your inbox spitting out every new listing to you.
I hate them.
Instead, I provide a true handpicked service. I check the new listings on the MLS more often the you check social media. If something comes up that is a match for you, I’ll send it to you. You mightn’t get an email for a week from me, but what I send, it is a really good option, that’s worthy of your time reading it.
Just tell me what you’re looking for darragh@empirecharleston.com
COMMUTE TIMES
Airport/Boeing : 20 minutes
Closest Beach : 20 minutes to either Sullivan’s Island or Folly Beach
SHOPPING
King Street is the shopping district and it’s a nice way to pass the day wandering up and down the shops, with plenty of places for you to get a snack to keep the energy going. As rents going up, the national chains are starting to dominate though, which is a sad thing.
The farmer’s market in Marion Square on Saturday mornings is fantastic. Stock up on your produce for the week or get some crepes from Irish Jack with the Charleston Crepe Company.
BEACHES
Folly or Sullivan’s are both 20 minutes away.