LUXURY INSIDER
EARLY SPRING 2026
CHARLESTON IN BLOOM.
Spring in the Lowcountry marks a time of renewal, momentum, and unmistakable energy. As azaleas bloom and daylight lingers across our waterways, Charleston comes alive with signature events that draw both visitors and residents into the city’s vibrant rhythm. This seasonal vitality brings renewed activity to the real estate market, as buyers seek their place in one of the nation’s most dynamic coastal communities.
In this issue, we present homes that embody the essence of spring, light-filled residences ideal for gathering, waterfront retreats perfect for sunset evenings, and historic properties that honor Charleston’s rich architectural heritage. We remain inspired by the confidence our clients place in us and by the dedication of our agents, who approach every transaction with professionalism and care.
As Charleston steps confidently into the season, we invite you to experience it fully through its homes, its neighborhoods, and its celebrated cultural calendar. Let us guide you toward what comes next.
LYLES GEER | President and Broker-in-Charge
WELCOME TO OUR CHARLESTON HOME.
William Means Real Estate is one of Charleston’s oldest and most established real estate firms. Our agents o er a specialization in marketing fine properties to discerning clients, a rming our long-standing record of first-rate service. And this is the reason William Means has been successful since 1933 and continues to grow and evolve as the real estate industry changes and expands. Our company was founded on the principles of integrity and professionalism – which is why our agents provide the best service experience when buying or selling your Charleston home.
93 Years in Charleston
$4.6 Billion+ in luxury property sales 2 well-established o ces
2025 IN REVIEW
The real estate year for 2025 in Charleston was one that saw ups and downs and landed at overall stability. The total closed sales for the Charleston Area (Charleston, Berkeley, Colleton, Dorchester) finished with total closed sales of 17,776. This was only a slight gain of 1.7% from 2024. Some of the more notable increases occurred at Downtown Charleston 8.6%, Folly Beach 8.5%, James Island 11.3%, Upper Charleston Peninsula 9.7%, West Ashley 8.4%. The year also included some noted decrease in sales for certain areas including Greater North Charleston -12.1%, Daniel Island -16.4%, Sullivan’s Island -22.5%. Median sales prices for the Charleston Area showed only a slight increase from 2024 of 2.4% at $426,947. Some of the notable increases occurred at Johns Island 4.2% $645,000, Downtown Charleston 4.8% $1,257,500, Lower Mount Pleasant 11.4% $986,000, Isle of Palms 16.1% $1,800,000. Lower median sales prices occurred at Daniel Island -3.1% $1,550,000, Sullivan’s Island -8.5% $4,200,000, Seabrook Island -11.1% $845,000.
Right now, there are positive factors when looking at the real estate market in 2026. We have seen mortgage interest rates stay around 6% to 6.25% for the last three months. It is expected that those rates will stay or even have some reduction. This is nearly a point lower than we had at the beginning of 2025. Inventory increases have continued through 2025. In 2021 we saw historic lows in inventory. We would see increases in the subsequent years, but still low numbers. We saw a sizeable increase in 2024 of 25% and continue the upward trend with an increase of 9% in 2025. The National Association of Realtors have predicted in increase of sales of 14% with a median home price gain of 4%. Those are sizable gains in the housing market.
Specific to William Means 2025 was a huge success. It was another record-breaking year in total sales following the recordbreaking year of 2024. We were honored to represent clients in over 278 home purchases. William Means agents worked diligently to find the homes buyers desired and market sellers homes at the highest level. We continued to prioritize serving our clients by giving the most knowledge possible to navigate all aspects of the home buying and selling journey. We have already had a busy start to 2026 with record contracts for January.
If you worked with us in 2025, Thank You! If you are ready to buy or sell or just seek knowledge from the market experts, please reach out to us. We look forward to serving all your real estate needs in 2026.
SELLING YOUR CHARLESTON HOME: WHAT TO KNOW
Enhance your home selling experience with these helpful tips.
Selling your home is a major life decision, with a lot of important factors and tips to consider. While it can feel overwhelming to know where to start, there are tips that you can apply before your home hits the market to make your home move-in ready for potential buyers. We’ve rounded up a list of tips to enhance your home selling experience.
Home repairs. If you’re considering selling your home, think about getting a pre-inspection to evaluate which home repairs will need to be completed before putting your home on the market. It’s a good idea to have the condition of your home evaluated, in areas such as the roof, HVAC and plumbing and electrical systems before the real home inspection. Your home becomes much more attractive to buyers when it is move-in ready.
Start with a clean slate. We’ve said it before and we’ll say it again – decluttering, cleaning and depersonalizing your home is a very important first step in preparing your home to sell. A clean and organized home gives you a fresh slate to make any necessary home upgrades and allows you to start thinking about staging. Removing any personalized items will help potential buyers envision it as their future home. Decluttering will also help the home look more spacious and can help increase your chances of selling.
Invest in value-adding updates. Determining which home improvements to invest in can be overwhelming and the costs can add up quickly. You’ll want to choose home projects that will provide the most return on your investment. Many buyers judge a home on the kitchen, also known as “the heart of the home.” Consider replacing countertops, resurfacing cabinets and updating the fixtures and hardware. Add a fresh coat of paint to the walls throughout the home, replace flooring if it is outdated and focus on how you update your bathrooms. Your agent will also be able to give you suggestions on the places in your home that may need your focus.
Spruce up curb appeal. You don’t get a second chance to make a good first impression, so make sure the exterior of your home is spruced up to impress buyers. Depending on the appearance of your home and yard, these updates can either be minor or you can give the exterior of your home a complete overhaul. For minor updates, consider painting your front door, changing out door knobs and address numbers, add potted plants and window boxes to the front porch, replace the welcome mat and power wash the exterior and driveway. For more major updates, you may consider giving the exterior of your home a coat of fresh paint, replacing shutters and hiring landscaping professionals to lay sod and plant trees. These tips will surely have your curb appeal looking top-notch.
DOWNTOWN CHARLESTON
TIMELESS DOWNTOWN RESIDENCE
66 Beaufain Street
5 BR | 3.5 BA | 3,696 SF | Harleston Village
Built in 1852, this stately three-story Charleston Single home with a charming carriage house is full of timeless character and endless potential. Situated on a generous lot between King Street and Colonial Lake, and within proximity of the College of Charleston, this property includes rare o -street parking for four vehicles (or six vehicles if you try to maximize the parking) - a true luxury in this prime location. The home features four spacious bedrooms and two full bathrooms, thoughtfully distributed across the second and third floors. The attached carriage house adds even more flexibility with a separate entrance, bedroom, full bath and kitchenette. With its original details and classic layout, this home is brimming with character and is ready for its next owner to add their own personal touch.
MLS 25013410 Farrah Follmann
$2,020,000
843.860.3425
843.801.3889
ELEVATED &
BRIGHT
79 Society Street, Unit C
DOWNTOWN LIVING
2 BR | 1.5 BA | 1,316 SF | Downtown
Tucked atop a charming downtown Charleston building, this light-filled two-bedroom, one-and-a-half-bath condo o ers more than 1,300 square feet of e ortless living. The main level unfolds with an airy living room that flows into a generous breakfast area and thoughtfully designed kitchen, complete with beautiful cabinetry and abundant storage. Located just steps from Charleston’s best shops, restaurants, museums, and historic streets, this home puts you right in the center of it all while still feeling like a cozy escape. As a bonus, the sellers are providing a transferable parking space for one year in the garage across the street on Wentworth. This charming downtown condo is ready to welcome you home.
SPRING EVENTS IN THE LOWCOUNTRY FROM THE BLOG
From unique festivals to world-class tennis, there truly is something for everyone in the Holy City.
One of the many reasons why we love Charleston so much is that there’s always something to do. Whether you’re a local or looking to plan a getaway this spring, check out these must see events in the Lowcountry.
Charleston Wine + Food Festival. March 4th-8th
Food lovers rejoice! Charleston Wine + Food Festival is a 5 day event centered around everything that matters most, food and community. The diverse food and beverage community of the greater Charleston area is brought to life on a national stage, putting Charleston on the map as the ultimate culinary destination. Get ready to eat (and drink) your heart out.
Charleston by Design. March 12th-15th
Celebrate the intersection of preservation, design, and architecture through a grand series of events.
The Charleston Festival. March 18th-April 11th
Join the Historic Charleston Foundation in celebrating the history, architecture, culture and community of Charleston at The Charleston Festival, formerly known as the House & Garden Tours.
Credit One Charleston Open. March 28th-April 5th
The Credit One Charleston Open has been recognized as the WTA 500 Tournament of the Year for four consecutive years! Enjoy exhilarating tennis matches with new spaces, theme nights, enhanced food, special events and more in 2026.
Cooper River Bridge Run. March 28th
Known as a Charleston bucket list item, every local should participate in the Cooper River Bridge Run at least once in their life. This 10k starts in the heart of Mount Pleasant, goes over the famous Ravenel Bridge, and ends in the heart of downtown Charleston at Marion Square. As their slogan famously says, “get over it”!
Charleston Jazz Festival. April 13th-19th
Enjoy 9 days of spectacular Jazz experiences in the heart of downtown Charleston.
Art Charleston. April 22nd-26th
Presented by the Gibbes Museum of Art, enjoy a series of events celebrating how art, community and open dialogue shape our perspectives and way of thinking.
Art in I’On. April 25th
Right in our backyard, enjoy this self guided popup art gallery tour in private residences throughout the I’On community and enjoy some treats along the way from local chefs.
Read more articles at charlestonrealestate.com.
MOUNT PLEASANT
STUNNING SHEM CREEK RESIDENCE
228 Haddrell Street
4 BR | 3.5 BA | 3,803 SF | Old Village
228 Haddrell Street presents true deep water living along Shem Creek in the heart of the Old Village, with a private dock o ering two 40-foot slips, power, and water, and direct access to Charleston Harbor at all tides. Reimagined in a full renovation with Beau Clowney, the residence captures marsh and creek views from nearly every room and features a La Cornue range, Sub-Zero refrigeration, Urban Electric lighting, and fully rebuilt baths. A heated and chilled pool with spa, raised construction with full garage, impact windows, HardiePlank siding, new roofing, updated HVAC, and a tankless Rinnai water heater complete this rare o ering.
TURNKEY REDESIGNED LUXURY HOME
12 Ellen Avenue
5 BR | 3.5 BA | 2,800 SF | Brookgreen Meadows
Located in the heart of South Mount Pleasant, 12 Ellen Avenue was fully renovated to the studs in 2023 and thoughtfully redesigned with an addition, blending classic charm with elevated finishes throughout. Details include custom cabinetry, Urban Electric lighting, unlacquered brass fixtures, Rohl and Waterworks plumbing, and white oak floors with a custom stain. The kitchen showcases honed marble countertops, Thermador appliances, vaulted ceilings, a walk-in butler’s pantry, and built-in banquette seating. The first-floor primary suite o ers a spa-like bath and walk-in closet, while additional bedrooms feature custom millwork and designer wallpaper. A newly added upstairs suite provides flexible living space. A pool, generous yard with future garage plans, and extensive system upgrades complete this exceptional property just moments from Shem Creek, Old Village, Sullivan’s Island, and downtown Charleston.
MLS 26002489 Kalyn Smythe
$2,799,000
843.708.3353
HOW TO SEPND A PERFECT DAY IN MOUNT PLEASANT FROM THE BLOG
How to make the most of your time in this beautiful town.
Mount Pleasant, located northeast of the downtown Charleston peninsula, o ers a little bit of everything, from recreational activities to exquisite restaurants, shops and sightseeing. With so much to do and see, we’ve rounded up what a perfect day in Mount Pleasant consists of. Read along for tips and tricks on how to make the most of your time in this beautiful town.
Start your day and take a stroll in the beautiful neighborhood of I’On. Just over the bridge from downtown Charleston, I’On is surrounded by nature, with homes built close together to promote community and togetherness. With beautiful scenery and homes that mimic traditional Charleston houses, starting your day with a walk around the neighborhood will have your heart rate and mental wellbeing in high spirits. While you’re walking around the neighborhood, stop into our I’On o ce, located at 353 N Shelmore Boulevard and say hello.
After you’ve worked up an appetite, we suggest heading down the road from I’On to grab an acai bowl or a smoothie from Tres Palms Acai. If you’re a co ee lover and in need of a good cup of Joe, head across the street to Second State Co ee. You’ll be ready to take on the day.
For those who enjoy activities on the water and aren’t scared to make a splash, head over to Shem Creek for a kayak or
paddleboard tour. These tours are a great way to experience the Lowcountry from a di erent perspective. If you’re feeling lucky, you may even spot a pod of dolphins.
Sullivan’s Island, located just o of Mount Pleasant, is the perfect place to spend the afternoon on the beach. This town has just 1,780 residents with very few short-term rentals and no hotels, motels or bed and breakfast lodging, making this the perfect spot for a serene and peaceful beach day. After you’ve spent a few hours soaking up the sun and splashing in the waves, head to Middle Street, the main street on Sullivan’s Island, adorned with eclectic restaurants and shops. With a plethora of dining options from burgers to barbecue or Mexican cuisine, you can’t go wrong.
Finally, finish o the night with a sunset stroll at Pitt Street Bridge in the Old Village. This former trolley bridge once connected Sullivan’s Island and Mount Pleasant. It is now a local favorite and o ers the perfect place for a picnic where you can enjoy breathtaking views of the Ravenel Bridge and the Charleston Harbor.
Read more articles at charlestonrealestate.com.
EXPLORE MORE OF THE LOWCOUNTRY
24 Seagrass Lane
7 BR | 6.5 BA | 4,343 SF | Wild Dunes
24 Seagrass Lane is a rare five-acre deepwater estate within the gates of Wild Dunes on Isle of Palms. Originally designed by Christopher Rose and recently transformed through a meticulous multi-year renovation, the property spans four private islands connected by wooden bridges and leads to a dock with a boat lift on the Intracoastal Waterway. Panoramic marsh and water views define the seven-bedroom residence, where black walnut floors, reclaimed beams, and a Fisher & Paykel professional kitchen blend heritage with modern refinement. Recent upgrades include new systems and SPAN smart electrical panels. A saltwater pool and pavilion, three-car garage, and private gym complement access to Wild Dunes’ golf, tennis, spa, and dining, with downtown Charleston just 16 miles away.
5-ACRE DEEPWATER ESTATE ON ISLE OF PALMS
FROM THE BLOG
RENOVATION REALITIES: PLANNING, COSTS AND EXPECTATIONS FOR HOMEOWNERS
Tips and tricks on what to actually expect when renovating your home
One of the most common questions we hear at William Means Real Estate is whether a homeowner should renovate before selling. Clients often want to understand the return on investment, what today’s buyers are truly looking for, and whether updates will meaningfully impact value or marketability. The discussion quickly looks at the individual updates and their cost, length of time, how individualized they may be to someone’s taste, etc. The other not so fun part of the discussion is the di cult process of finding a contractor.
It is always recommended that you get at least three estimates. Just getting an estimate can be daunting as many contractors may be too busy to do an estimate, may want to make sure the job is at a minimum price point before they will estimate, or simply not respond to requests. When you can obtain quotes, two key items will be important for review. The first is that any contractor you are considering is licensed and insured. The second is that quotes are truly apples to apples. You may see on one quote a line item for permitting and not see this line item on another. Make sure you know if your project needs permitting and the contractor plans to obtain those permits. You will also typically see allowance numbers for items, and you will want to research on the internet if allowance meets your expectations of the items you want to see. Some common items where this
would apply would be bathroom fixtures like faucets, tubs, hardware, etc. You will also want to see if the estimates include a line item for overages. It is always a good idea when doing renovation projects to prepare for costs to be minimally 10% higher than what it expected. Some estimates will include this in the estimate, while others may not. It also may be helpful to keep a detailed list defining who is responsible for each project and item, so there is no confusion throughout the process. Then you may find the contractor you like with an estimate you approve only to find their timeline may not fit into your desired timeline.
It is a lot of work to do home renovations and that is even before the first hammer drops. If you do some pre-planning and have some guidance along the way, the process can transform into a beautifully updated home.
Read more articles at charlestonrealestate.com.
A LANDMARK SALE IN HAMPTON PARK TERRACE
167 Moultrie Street
3 BR | 3.5 BA | 3,193 SF | Sold for $3,200,000
Standing as the highest and only sale in Hampton Park Terrace thus far in 2026, this exceptional residence at the corner of Moultrie Street and Kenilworth Avenue represents a defining transaction in one of Charleston’s most treasured historic neighborhoods. Set on a rare double lot overlooking Hampton Park, the fully restored home blends architectural heritage with comprehensive modern upgrades, creating a truly turn-key o ering. Sweeping park views, expansive porches, and thoughtfully reimagined interiors elevate everyday living while honoring the character of the district. With its scale, location, and level of renovation, this sale underscores the continued strength and desirability of Hampton Park Terrace.
NOTEWORTHY COMPANY SALES
10 S Adgers Wharf
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