If you’re considering buying land to build your dream home, where do you begin? That’s a question a lot of buyers have. You can just (or maybe you can) go out and say I want that piece of dirt right there and think it’s going to be easy to build your new house every time. If you are looking at Charleston SC, here is where you’d start. There are many very important factors that one needs to consider before pulling the trigger on a home site or some land in SC. Here this page will break down all the nuances, risks, and factors real estate buyers looking to purchase land lots, agricultural hunting land, and developed homesites in Charleston SC & South Carolina (or anywhere) should know going into it.

MLS Listings Data

Total Listings:1040
Average Price:$614,182
Highest Listing Price:$35,000,000
Average Days On Market:308
Average Price/SqFt:-

What's YOUR Home Worth?

Number of MLS Listings 1 - 3 of 1040

This listing includes Tract C with 46 acres (TMS#099-00-00-076) and Tract...

This listing includes Tract C with 46 acres (TMS#099-00-00-076) and Tract D with 19 acres (TMS#099-00-00-080).Purchaser needs to confirm DHEC septic tank approval.Seller does not have a current survey.Purchaser responsible for survey.Tract D does appear to be land locked; purchaser to confirm.See attached plat to reference land location.

$ 368,000
View details Lot/Home Site Size - 65 Acres
13.44 acres right off Hwy. 174 on Cedar Hall Road. Good road frontage,live...

13.44 acres right off Hwy. 174 on Cedar Hall Road. Good road frontage,live oaks, pines and other hardwoods canopy the property.

$ 195,000
View details Lot/Home Site Size - 13.44 Acres
ISLAND LIVING ON LOVELY DEEP WATER WITH LARGE LIVE OAKS, MAGNOLIAS AND...

ISLAND LIVING ON LOVELY DEEP WATER WITH LARGE LIVE OAKS, MAGNOLIAS AND SOUTHERN EXPOSURE WITH GREAT OCEAN BREEZE. A VARIETY OF WILD LIFE AND COASTAL BIRDS. FANTASTIC FISHING, SHRIMPING AND CRABBING. EXCELLENT LOCATION, THIS PROPERTY IS LOCATED ONLY 6 MILES TO EDISTO BEACH AND ONLY A 15 MINUTES BOAT RIDE THROUGH TIDAL OCELLA CREEK TO THE ATLANTIC OCEAN. PROPERTY IS LOCATED NEXT TO THE BEAUTIFUL BOTANY BAY BEACH.

$ 750,000
View details Lot/Home Site Size - 14.5 Acres

 

WATERFRONT LOTSVIEW LIST LAKE MURRAYVIEW LIST GATED COMMUNITIESVIEW LIST HUNTING / AGRICULTURALVIEW LIST BEACHFRONTVIEW LIST

 

 

TYPES OF LOTS

The most popular kind of home site these days. If you’re wanting to build in a PUD (planned unit development) or in layman’s terms a traditional lot & block neighborhood with rules and regs usually you’re going to be ok with most of the lots for sale, as it is customary for the developer to have organized and planned out every detail for you. However, that doesn’t mean there aren’t some other factors you should look into (or your agent). HOAs can be a nightmare too

  1. Wooded Lot
  2. Corner Lot
  3. Cul-de-sac 

 

One of the biggest factors to consider when buying a lot here in the Charleston SC area (and all of the coastal regions of SC) is the grade or the land’s “levelness” if you will, with the surrounding land so that it is flat and not below the rest. As you’ll see in the graphic to the right, there are many ponds shown. That’s because when the surrounding land around you is at or just above sea level as is the case with coastal areas, developers have to account for all the rain runoff, and they do this by making retention ponds. Some listing agents will say a lot is “waterfront” or “pond front”, and it maybe be. However, it is actually just a required retention pond dug for fill dirt and rainwater. If you buy a lot that is near wetlands or is below grade it might cost you $15,000 in dirt just to bring the lot to grade, and level with the surrounding land. So you don’t want to buy it seeing trees, and brush only to find out after the lot has been cleared you can’t start building until you’ve spent thousands of $$ dumping truckloads of fill dirt. It might be better just to buy a lot that is already high enough or been brought up to grade. 

The three types of lots above are just common examples of what you’ll find regularly in SC. Obviously, you could have a corner wooded lot. Wooded just means it’s not on waterfront or lakefront, and the seller’s agent is conveying to the buyer that you’re in a more “foresty” type community. You’ll have to have the lot cleared of trees as well. In terms of desirability, that’s really up to the people buying it and what’s important to them. If you have small children or plan to, then those people usually want something in the back of the neighborhood on a dead-end road, or cul-de-sac. Corner lots are desirable to some because some people don’t want neighbors near, or want two ways to drive onto their property. Corner lots tend to be the more expensive when buying in development because most people like the idea of having the ability for ingress & egress from two sides of the property and not having neighbors on the sides. Then again, there are also people who don’t like the idea of having cars coming and going on both sides of them. 

MLS Listings Data

Total Listings:60
Average Price:$847,222
Highest Listing Price:$5,500,000
Average Days On Market:248
Average Price/SqFt:-

What's YOUR Home Worth?

Number of MLS Listings 1 - 6 of 60

3.45 Highland Acres In Desired Mount Pleasant, South Carolina.Off Boston...

3.45 Highland Acres In Desired Mount Pleasant, South Carolina.Off Boston Grill Road In Hamlin Beach Subdivision. 9 Possible Lots For A Small Culdesac Subdivision With Options To Assemble Additional Parcels Up To 30+/- Lots. See Aerial Concept. Water And Sewer Located At The Site.

$ 1,100,000
View details Lot/Home Site Size - 3.45 Acres
Over a half acre lot in Mount Pleasant surrounded by ponds and privacy,...

Over a half acre lot in Mount Pleasant surrounded by ponds and privacy, this is the ideal location to build your DREAM HOME!! Watch the wildlife in the protective natural areas that surround this property including 2 ponds and a protected nature reserve. Darrell Creek is a sought after neighborhood with very limited lots still available. Enjoy those endless summer nights at the neighborhood pool or fishing off the community crabbing dock. Less than 20 minutes from the IOP and Sullivans Island beaches, close to schools, Roper Hospital, shopping, and Downtown Charleston, you will be spoiled living in such a convenient location.

$ 415,000
View details Lot/Home Site Size - 0.56 Acres
**TWO DEEP-WATER LOTS ON PARADISE ISLAND - Thinking of life on the water...

**TWO DEEP-WATER LOTS ON PARADISE ISLAND - Thinking of life on the water in the Lowcountry? Welcome to 1384 & 1386 Eden Road located in the exclusive community of Paradise Island. This spectacular 1.81 Acres Deep-Water Lot, with sweeping views, is nestled on the banks of the Wando River and consists of TWO PARCELS combined to create an Estate-Like setting. Paradise Island is a 340-acre community and only 30 minutes from Historic Downtown Charleston. The possibilities are endless of what can be created on this special parcel of land with views, lifestyle and the grandeur of life of the water. Paradise Island amenities include a boat landing with pier to get you immediately on the water while building your home and boat storage. CALL TO LEARN MORE DETAILS & HOW TO BUILD YOUR DREAM HOME!

$ 1,650,000
View details Lot/Home Site Size - 1.81 Acres
MARSHFRONT! Large .83 acre lot on a cul-de-sac ready for you to build your...

MARSHFRONT! Large .83 acre lot on a cul-de-sac ready for you to build your dream home. Welcome to Paradise Island. Paradise Island is A private 340-acre community nestled between the Wando River and the Francis Marion National Forest. It has a community dock/pier and boat launch with a picnic area. It also has a designated gated parking lot for RVs, trailers and boats. There are miles of paved roads for outdoor fitness activities or walking your pets. Stunning views as you are surrounded by the Wando river and marsh. An abundance of wildlife and nature. Paradise island is serviced by Mt. Pleasant public water and public sewer.

$ 395,000
View details Lot/Home Site Size - 0.83 Acres
A very rare find consisting of 1.3 acres in the Town of Mt. Pleasant...

A very rare find consisting of 1.3 acres in the Town of Mt. Pleasant backing up to a tidal creek with a floating dock and fixed pierhead. This land overlooks Patriots Point Golf Course and is minutes away from the Arthur Ravenel Bridge. There is a loading track down to the water that the current owner has used to pull boats out of the water along with a built in heavy duty wench. The buildable area is surrounded by majestic oaks that are irreplaceable. Build your dream home here with plenty of room for garages and perhaps even a guest cottage.

$ 1,800,000
View details Lot/Home Site Size - 1.3 Acres
Great opportunity to own this beautiful marsh view property, and viewing...

Great opportunity to own this beautiful marsh view property, and viewing of Foster Creek, at the end of Maggie Rd. Property has water and electricity on site and sewer at the road. Dock walkway, and waterfront Boat Dock was taken down, but showing on property tax record. This property is mostly cleared. 2.08 acreage of high land, which is zoned S3. Existing easement is for this property only.Nice, quite neighborhood.

$ 975,000
View details Lot/Home Site Size - 2.73 Acres

 

LOT SHAPES

The shape and size of a lot can also be a considerable factor when you’re looking to purchase “dirt” for building a home. In the case above where you’re looking to buy in a PUD, the builder/developers have already subdivided tracts of land such that it maximizes their profitability. They don’t usually take the shape of the lot into much consideration, and they design out the neighborhood to make sure they: One – get county and city building and zoning approval, and Two so they can sell as many homes as possible. 

 

Obviously the shape of the lot will vary based on the shape and size of the land that has been developed, how the roads have been cut, sidewalks, the requirements of the city, easements, and appurtenances, etc., but above are the most generic common shapes you’ll find. Obviously, when building a home on a pie-shaped lot they will be on a cul-de-sac, AND it can be tricky for an architect to design (depending on size) is something to consider.

 

COMMON GLOSSARY OF TERMS TO KNOW WHEN CONSIDERING BUYING DIRT/LAND/LOT 

 

  1. Setbacks – The amount of required space your property must be away from another home, the road etc. is the minimum distance which a building or other structure must be set back from a street or road, a river or other stream, a shore or flood plain, or any other place which is deemed to need protection. 
  2. Easement – is a legal right to use another’s land for a specific limited purpose. In other words, when someone is granted an easement, he is granted the legal right to use the property, but the legal title to the land itself remains with the owner of the land. This usually mostly applies to things like city / neighborhood drainage easements, and utilities. 
  3. HOA – As mentioned above if you buy a lot to build a home in a PUD you’re going to have a Home Owners Assoc. which is going to have rules and regulations you HAVE to adhere to as part of the neighborhood. If you don’t can result in fines and hassle. For this reason, many people do not like PUDs. 
  4. Regime Fees – Very similar to HOA fees (mainly just a legal name difference) in many instances, if your neighborhood has amenities, common areas etc.. there will be fees due often times at closing, monthly or quarterly to maintain and pay for those items. 
  5. Building Restrictions – if you purchase a lot in a PUD where the developer is just selling lots and not also building homes – PUDs, city or county will have rules and restrictions that your home design must adhere to or not do. So ask for a copy of the building codes BEFORE buying the lot. Especially, if you already have architectural drawings completed or a home plan you want to use. 

 

LAND LOT SALES TRENDS FOR CHARLESTON SC

Above is a three-year graph of the number of land lot listings sold in the Charleston SC region year over year since 2016. 

 

FLOOD RISK

Here is Charleston SC, which is much different from some of our state’s other major markets of Columbia (Midlands), and Greenville/Spartanburg (Upstate) flooding is a regular way of life that one must consider when owning or buying real estate in the low-country. Coastal areas such as: Sullivan’s IslandHilton Head, Pawley’s Island, Edisto, Georgetown, Myrtle Beach, Isle of Palms, and all of Charleston SC people have to always consider the floor risk. Especially if you’re looking to buy a waterfront property then building your house off the ground is a must. Virtually all the land near the coast of South Carolina will be close to or at sea level, and although direct hits from hurricanes, believe it or not, are rare, the tidal surge is not as rare. With high tides and deluges of rain from tropical storms, you have to have flood insurance in most instances even if you’re in an X zone which technically doesn’t require it. It is still smart.