LUXURY INSIDER WILLIAM MEANS REAL ESTATE
FALL 2026
REAL ESTATE
THE SEASON OF GATHERING. Autumn in the Lowcountry arrives quietly. The air turns crisp, the marsh glows gold, and the days grow shorter, drawing us indoors for long evenings by the fire and unhurried dinners with the people we love most. It is a season of gathering in, when the rhythm of life slows and home becomes the center of it all. There is something about fall that reminds us what home truly means. It is the warm kitchen on a cool night, the porch wrapped in a soft blanket as the sun sets early over the harbor, the familiar comfort of rooms that hold our traditions and our stories. In Charleston, those moments unfold beneath live oaks and along tidal creeks, in neighborhoods rich with character and charm. The market carries its own steady rhythm this time of year. Buyers are settling into homes before the holidays, and sellers are presenting properties at their most welcoming, with crackling fireplaces, inviting gathering spaces, and outdoor living made for crisp evenings. In this issue, we feature residences that capture the spirit of the season: creekfront retreats, indoor/outdoor entertaining havens, and gracious family homes. As the evenings grow longer, let us help you find a place where you feel most like yourself, and truly at home.
LYLES GEER | President and Broker-in-Charge
DOWNTOWN CHARLESTON | 25 Broad Street MOUNT PLEASANT | 353 N. Shelmore Boulevard
REAL ESTATE
WELCOME TO OUR CHARLESTON HOME. William Means Real Estate is one of Charleston’s oldest and most established real estate firms. Our agents offer a specialization in marketing fine properties to discerning clients, affirming 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 offices
All data as of October 2026
Learn more at www.charlestonrealestate.com
REAL ESTATE
MARKET UPDATE
CHARLESTON REAL ESTATE MARKET UPDATE
Year-to-Date Through September 2026
Back in the spring I wrote that 2026 hadn’t calmed down the way I’d hoped. Three more quarters in, the noise hasn’t gone away, but the Charleston market has kept doing what it does: moving forward. Rates are 7.56% as I write this, and the bigger picture is still rocky. Tariffs, the bond market, the Fed and the war in Iran are all still weighing on buyers and sellers. The summer slowdown we usually expect never really came. From June through September, closed sales in Charleston County ran 11% ahead of the same months last year. Through September, sales are up 6.3% for the year (6,116 versus 5,755). The average sales price is up 6.5% to about $970,000, and total sold dollar volume is up 13% to $5.9 billion. Pending sales are up 8.5%, which bodes well for closings heading into the fall. Supply tells the other side of the story. New listings are up 3.5% for the year, but nearly all of that came in the spring. Over the summer, new listings were flat compared with last year. Active inventory at the end of September was down about 4% from a year ago. Translation: buyers kept coming, sellers slowed down, and that gap is what’s keeping prices firm. The one negative remains time on market. Homes are averaging about 49 days on market this year, up roughly 11% from last year. Buyers are taking their time, and they’re not paying top dollar for homes that aren’t priced right or turnkey. A home that’s priced well with justification tends to see early offers. One that isn’t sits, and it may need a price reduction. The “unlock” rate everyone keeps waiting on still hasn’t shown up, and the people buying today have decided to stop waiting for it. We are seeing a lot of justification for buying down rates and many sellers open to this discussion to be had with buyers. Fall in Charleston is one of the best times of year to be in the market. The weather turns, serious buyers come back after summer, and there’s less competition from other listings than in the spring. Even in this topsy turvy year 2026 is shaping up to be one of William Means Real Estate’s best years ever representing clients. Our clients continue to rely on our market knowledge and trust us with their home buying and selling needs. As always, we are thankful for the opportunity.
DREW GROSSKLAUS | Sales Director/East Cooper Broker-in-Charge
DOWNTOWN CHARLESTON | 25 Broad Street MOUNT PLEASANT | 353 N. Shelmore Boulevard
REAL ESTATE
FROM FROM THE BLOG THE BLOG
THE CHARLESTON SINGLE HOUSE A closer look into the defining architecture of the Lowcountry. The Charleston Single House has been defining Charleston’s
as separate, distinguished dwellings were less likely to spread fire
architecture since the 1700s. Known for having at least two
in a dense urban setting than the paired homes of the colonial era,
stories, with the narrow end facing outward toward the street,
after a devastating fire swept through the waterfront district in
these charming homes are easy to spot as you stroll around
1740. The kitchen was often placed at the back of the home as
town. The single house is typically associated with 18th century
well in case it caught fire, as it was less likely to spread throughout
Charleston architecture, as it became the common residential
the rest of the home.
form after the fire of 1740. Other defining architectural structures are piazzas facing the inside of the lot and chimneys and kitchens at the rear of the home. You’ll often find that the ceilings of the piazzas are painted a light shade of blue. This traces back to the Gullah belief that this hue wards off restless spirits, while others believe the sky-like shade prevents insects from nesting. Much study and discussion has focused on the origin of the single-house design. Architectural historians believe the layout was designed to counteract the hot and humid lowcountry
The Charleston single house is not only a staple of Charleston, but the South as a whole. Numerous historic examples can be found throughout the city: the Charles Elliott House at 43 Legare Street, 90 and 94 Church Street, the Robert Pringle House at 70 Tradd Street, the Simmons-Edwards House at 14 Legare Street and the Timothy Ford House 54 Meeting Street. Why not spend the morning exploring Charleston and see these charming homes for yourself? Explore additional articles at charlestonrealestate.com.
summers, while also utilizing the limited space of an urban environment. The home’s tall, narrow design helps air circulate through the piazzas and into the main rooms. The home’s orientation gives residents privacy from city life, as they look out toward secluded gardens or pathways instead of bustling city streets. Historian Gene Waddell believes fire protection was the more considerable factor towards the rise of popularity,
Learn more at www.charlestonrealestate.com
REAL ESTATE
DOWNTOWN CHARLESTON
EXQUISITE GEORGIAN-STYLE RESIDENCE 64 Tradd Street 4 BR | 4.5 BA | 4,028 SF | South of Broad Set on one of South of Broad’s most storied streets, this circa-1760 masonry residence is a rare pairing of authentic Charleston history with a no-expense-spared renovation. Taken down to the studs and rebuilt with a craftsman’s patience, the home retains the soul of the eighteenth century - thick masonry walls, 11’ ceilings, expansive rooms and deep-set windowsills, while offering every comfort of modern luxury living. Custom millwork frames every doorway, window, and paneled wall reflecting the hand of skilled craftsmen working to preserve - not simply replicate - the character of the original house. The residence was originally built as a double tenement (modern day duplex) encompassing 60 Meeting Street by William Ellis. The two share common chimneys and feature a Georgianstyle Charleston Single floor plan in the main house. MLS 26025532 Bonnie Geer
$8,595,000 843.870.0521
SOUTH OF BROAD GEM 45 East Bay Street A 2 BR | 2 BA | 1,722 SF | South of Broad Set within the storied Somersall-DeSaussure House (c. 1790–1800), Unit A at 45 East Bay Street offers a rare opportunity to live in one of Charleston’s most celebrated historic residences. Perched at the corner of lower East Bay and the High Battery — directly across from the Historic Charleston Foundation — this address places you at the very heart of South of Broad. Nineteenth-century Greek Revival and Italianate details, soaring ceilings, and gracious proportions reflect the home’s architectural pedigree, while a coveted location puts White Point Gardens, Rainbow Row, and the city’s finest dining, galleries, and boutiques just steps from your door. Whether as a full-time residence or an elegant pied-à-terre, this is a chance to claim a piece of Charleston history along its most iconic stretch of harborfront.
MLS 26026766 Sarah Vineyard
$2,850,000 843.709.1167
FROM THE BLOG
FALL EVENTS IN THE LOWCOUNTRY
Don’t miss these fall events happening around Charleston While we are biased and love living in Charleston year-round, there is something extra special about the fall season here in the Lowcountry. When the temperature and humidity levels dip just a little bit, you’ll find us back outside soaking up the sunshine. Whether it be a blissful morning walk on one of the many pristine beaches or admiring historic homes South of Broad, there are so many ways to enjoy the fall season here in Charleston.
the many world-renowned restaurants here and end your night finding the perfect Charleston souvenir at the market!
Marion Square Farmers Market
USS Yorktown Ghost Tour
Every Saturday morning from 8 am to 2 pm, take a stroll through the Marion Square Farmers Market for local vendors, breakfast and lunch options, local art and live entertainment. We can’t think of a better way to start a Saturday!
With ultimate access to the USS Yorktown and its flight deck after dark, listen to the stories of American heroes from WWII.
Movie Night at American Gardens Grab your friends and your favorite snacks and enjoy a movie under the stars at the American Gardens in downtown Charleston! Visit their website for the full schedule and showings. Cooking Classes at Zero George Looking to enhance your cooking skills or learn something new? The culinary school at Zero George offers a front row seat to watch incredible chefs at work. Each class consists of a three-course menu with wine. Charleston City Night Market Every Friday and Saturday evening now through December, enjoy the Night Market, stretching across three blocks of the Charleston City Market. Grab a bite to eat at one of
First Friday Artwalk On the first Friday of every month (excluding January and July), discover and explore the vibrant art scene of Charleston! Walk from gallery to gallery to admire local art and you may even meet some of the artists!
Boone Hall Plantation Pumpkin Patch Enjoy fall family fun for all ages at Boone Hall’s Pumpkin Patch with pumpkins, a tractor tour, circus performances, a petting zoo and so much more. The Fall Tours Experience Charleston’s rich cultural and architectural heritage firsthand with walking, house and garden tours organized by the Preservation Society of Charleston. Explore additional articles at charlestonrealestate.com.
MOUNT PLEASANT
STUNNING SHEM CREEK OASIS 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 offering 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 offering.
MLS 26003925 Lyles Geer
$5,899,000 843.793.9800
BELLE HALL SANCTUARY 982 Tupelo Bay Drive 6 BR | 5/2 BA | 5,056 SF | Belle Hall 982 Tupelo Bay Drive is an extraordinary, custom residence offering a rare opportunity to experience waterfront living at its most sophisticated, where refined architecture meets the timeless beauty of the Lowcountry. Completed in 2023 and thoughtfully designed to embrace its spectacular marsh setting, this residence pairs exceptional craftsmanship with an effortless sense of indoor-outdoor living. Every element has been considered - from the elevated coastal architecture and beautifully appointed interiors to the breathtaking infinity-edge pool that appears to spill seamlessly into the surrounding marsh landscape. Inside, natural light pours through expansive windows and glass doors, creating a constant connection to the scenery beyond.
MLS 26027936 Will Dammeyer
$5,195,000 843.670.6747
EXPANSIVE WATERFRONT VIEWS
PRISTINE CUSTOM-BUILT HOME
176 N Plaza Court #606 3 BR | 2.5 BA | 2,096 SF | Renaissance On Charleston Harbor
894 Tupelo Bay Drive 4 BR | 3.5 BA | 2,956 SF | Belle Hall
MLS 26023791 LeGrand Elebash
MLS 26024997 Will Dammeyer
$2,499,000 843.810.6450
STEPS FROM THE HARBOR
CLASSIC OLD VILLAGE RETREAT
122 Mary Street 0.23 Acres | X Flood Zone | Old Village
114 Live Oak Drive 3 BR | 3.5 BA | 2,466 SF | Old Village
MLS 25025676 Lyles Geer
$2,250,000 843.793.9800
LOWCOUNTRY LIVING Learn more at www.charlestonrealestate.com
MLS 26018230 Etta Connolly
$2,395,000 843.670.6747
$2,200,000 843.568.0449
REAL ESTATE
PRIVATE POOLSIDE HAVEN
PICTURESQUE LOWCOUNTRY VIEWS
711 Gate Post Drive 4 BR | 3.5 BA | 3,091 SF | Old Village Landing
558 Island Walk E 4 BR | 3.5 BA | 3,352 SF | Belle Hall
MLS 26024881 Trey Mathisen
$1,995,000 843.906.7904
LOWCOUNTRY LIVING Learn more at www.charlestonrealestate.com
MLS 26025588 Kalyn Smythe
$1,945,000 843.708.3353
REAL ESTATE
FROM THE BLOG
WILLIAM MEANS’ GUIDE TO JAMES ISLAND Discover James Island, a charming coastal town centered around the outdoors and local connection, situated just minutes from both downtown Charleston and Folly Beach. The Town of James Island was founded in 1992, and after years of legal battles struggling to exist, the Town succeeded in 2012 with its fourth and final incorporation. Life on James Island is centered around the outdoors and local connection, with a touch of history, culture, small-town living, and laidback beach vibes. You can often find residents of James Island participating in a plethora of outdoor activities, from kayaking and paddleboarding to walking and biking around local parks. With a great location and connection to so many local amenities, James Island is truly a unique community with the best the Lowcountry has to offer. Historical Markers & Sites. James Island has quietly witnessed more American history than almost anywhere else in the Lowcountry, from the Revolutionary skirmishes, the opening shot of the Civil War, and a story of Gullah/ Geechee resilience that still shapes the island today. Where to Eat. Enjoy a wide array of restaurants such as Bowens Island Restaurant, Millers All Day, Crosby’s Fish & Shrimp Co., The Harlow, Ellis Creek Fish Camp, CudaCo Seafood House and downtown at Folly Beach. Shop & Browse. Harbor View Road is the closest thing James Island has to a commercial main street, featuring a corridor of shopping centers mixing national retailers with local boutiques, salons, and specialty shops.
Explore & Get Outside. James Island is essentially an outdoor enthusiast’s playground. From James Island County Park to Folly Beach, McLeod Plantation and Ellis Creek and the marsh creeks, there really is something for everyone. Where People Live. James Island’s housing is as varied as the island itself, from historic, walkable streets to golf-course fairways to deepwater estates with private docks. Nearly all of it shares the same draw: easy access to both Folly Beach and historic downtown Charleston. Explore additional articles at charlestonrealestate.com.
EXPLORE MORE OF THE LOWCOUNTRY
ISLE OF PALMS OASIS 7 2nd Avenue 5 BR | 3/2 BA | 4,784 SF | Isle of Palms Enjoy your very own island oasis at 7 2nd Avenue on Isle of Palms. This charming, custom-built beach house is situated on an expansive corner lot with numerous porches, a three-car garage and ample parking. As you enter the home, you are greeted by an open floor plan with light filled rooms, an eat-in kitchen, a cozy den and half bath. Also located on the first level, the primary suite offers a tranquil escape that opens directly to an elevated saltwater pool with fountains. The ample deck space overlooks a lovely, secluded garden, offering the perfect backdrop to entertain friends and family. This is a rare opportunity to own an exquisite home just blocks from the beach, ideal as a full-time residence or vacation home.
MLS 26010449 Mary deS Cutler
$4,195,000 843.343.4858
AWARD-WINNING BERESFORD HALL HOME 204 Royal Assembly Drive 5 BR | 5.5 BA | 3,620 SF | Beresford Hall, Daniel Island Nestled in the picturesque waterfront community of Beresford Hall, uncommon privacy and elegant coastal living converge at 204 Royal Assembly Drive. Built by Coe Brier Construction, Inc. with the utmost care and attention to detail, this home was selected as a 2009 Design Winner by the Charleston Post & Courier. Since then, the home has been meticulously maintained and remains a timeless, elegant, and comfortable Lowcountry home. The home site was carefully laid out to ensure the home harmonizes with the exceptional natural surroundings; no matter where you are on the over one-acre property, you’ll be struck by the privacy, natural light, and cozy cottage feel despite the ample square footage. The thoughtful floor plan of this home offers buyers tremendous flexibility in hosting guests, entertaining at holidays, or simply enjoying day-to-day family living. MLS 26025276 Leize Gaillard
$2,699,900 843.696.5934
REFINED DANIEL ISLAND RETREAT
COUNTRY CLUB RESIDENCE
217 Amberjack Lane 5 BR | 4.5 BA | 3,711 SF | Daniel Island Park
1408 Burningtree Road 4 BR | 3.5 BA | 3,677 SF | Country Club II, James Island
MLS 26005275 Kenton Selvey
$2,559,000 843.806.7222
MLS 26023157 Helen Butler
$2,350,000 843.343.2222
SERENE LAKEFRONT RETREAT
SERENE TIDAL CREEK HAVEN
5616 Chaplins Landing Road 4 BR | 3.5 BA | 3,012 SF | 5 Acres | Hollywood
1244 Cornwallis Drive 4 BR | 2 BA | 2,198 SF | Whitehouse Plantation, James Island
MLS 26027187 Leize Gaillard
$1,245,000 843.696.5934
LOWCOUNTRY LIVING Learn more at www.charlestonrealestate.com
MLS 26013803 Helen Butler
$1,050,000 843.343.2222
REAL ESTATE
PRIVATE & PEACEFUL RETREAT
SUNLIT HOME ON JOHNS ISLAND
4278 Home Town Lane 3 BR | 2.5 BA | 2,502 SF | Poplar Grove, Ravenel
2018 Utsey Street 4 BR | 3.5 BA | 2,938 SF | Oakfield, Johns Island
MLS 25021632 Will Dammeyer
MLS 26022547 Sarah Vineyard
$895,000 843.670.6747
$799,500 843.709.1167
PRIME MARSHFRONT LOT
RENOVATED BRICK RANCH HOME
0 Rushland Landing Road 3.76 Acres | Rushland Tract, Johns Island
1421 Tara Road 4 BR | 2 BA | 1,755 SF | Lenevar, West Ashley
MLS 25025816 LeGrand Elebash
$775,000 843.810.6450
LOWCOUNTRY LIVING Learn more at www.charlestonrealestate.com
MLS 26024563 Trey Mathisen
$670,000 843.906.7904
REAL ESTATE
UPDATED JAMES ISLAND RESIDENCE
HEART OF DOWNTOWN DANIEL ISLAND
789 Shell Sand Road 3 BR | 2.5 BA | 1,576 SF | Harbor Oaks, James Island
200 River Landing Drive #102A 1 BR | 1.5 BA | 1,102 SF | Daniel Island
MLS 26023646 Kaelin Hall
MLS 26021622 Kenton Selvey
$629,900 843.779.6116
$499,000 843.806.7222
LOW-MAINTENANCE LIVING 1981 Central Park Road 2 BR | 2 BA | 909 SF | Oak View Park, James Island MLS 26003531 Crissy Rowell
$455,000 843.377.5177
LOWCOUNTRY LIVING Learn more at www.charlestonrealestate.com
REAL ESTATE
SIGNIFICANT SALE
A RARE PIECE OF OLD VILLAGE HISTORY 3 PIERATES CRUZ 5 BR | 4.5 BA | 2,531 SF | Sold for $4,450,000 Few addresses in Mount Pleasant carry the history of Pierates Cruz. Beginning in 1928, this horseshoe-shaped enclave in the heart of the Old Village was a celebrated private botanical garden with seven themed garden rooms, and it became the town’s first tourist attraction. In the late 1950s the garden was divided into just 13 residential lots, which makes any opportunity to own here exceptionally rare. This waterfront property sits beneath sweeping live oaks with sweeping views of Charleston Harbor and the city skyline from its yard, porch, and private dock. The homeowners have the opportunity to shape a legacy residence on one of the Lowcountry’s most storied sites. It sits across from Alhambra Park and minutes from downtown and the beaches of Sullivan’s Island and Isle of Palms.
RECENT SUCCESSES Learn more at www.charlestonrealestate.com
REAL ESTATE
SIGNIFICANT SALE
UNDER CONTRACT IN 4 DAYS 1194 FORT LAMAR ROAD 4 BR | 3 BA | 3,582 SF | Sold for $3,515,000 Waterfront homes in the Village at Secessionville rarely come to market, and this one didn’t stay there long. Set on just over two acres along Secessionville Creek, this fully renovated James Island residence went under contract in only four days. A stone-paver drive winds through the trees to the home, which pairs refined designer finishes with easy coastal living. Inside are white oak floors, a marble-and-Thermador kitchen, an elevator, and a primary suite with its own porch overlooking the creek. Outside, grand oaks frame a waterside firepit, and a refurbished private dock with a floating platform offers direct access to the tidal creek. The setting feels secluded, yet it sits minutes from Folly Beach and less than 20 minutes from downtown Charleston.
RECENT SUCCESSES Learn more at www.charlestonrealestate.com
REAL ESTATE
NOTEWORTHY COMPANY SALES
SOUTH OF BROAD
SULLIVAN’S ISLAND
MOUNT PLEASANT
35 Gibbes Street Represented by Grace Perry Huddleston Sold for $4,200,000
2804 Marshall Boulevard Represented by LeGrand Elebash Sold for $4,200,000
742 Navigators Run Represented by Farrah Follmann Sold for $3,995,000
MOUNT PLEASANT
SOUTH OF BROAD
WEST ASHLEY
2 Pierates Cruz Represented by Kalyn Smythe Sold for $2,850,000
59 S Battery Street Represented by Lyles Geer Sold for $2,845,000
260 Confederate Circle Represented by Harrison Gilchrist Sold for $2,800,000
SOUTH OF BROAD
MOUNT PLEASANT
MOUNT PLEASANT
30 Gibbes Street Represented by LeGrand Elebash Sold for $2,675,000
2 Joyce Avenue Represented by Kalyn Smythe Sold for $2,450,000
59 Joggling Street Represented by Farrah Follmann & Marisa Cromey Sold -$2,450,000
AWENDAW
MOUNT PLEASANT
SOUTH OF BROAD
4085 Seabiscuit Lane Represented by Farrah Follmann & Marisa Cromey $2,445,000
RECENT SUCCESSES Learn more at www.charlestonrealestate.com
70 Saturday Road Represented by Jane Milner Sold for $2,425,000
16 Water Street Represented by Ann Bacot Daughtridge Sold for $2,310,000
REAL ESTATE
LET OUR AGENTS HELP YOU CALL CHARLESTON HOME
Lyles Geer 843.793.9800
Leslie Anderson 843.749.3987
Georgia Bell 843.568.1601
Beverly Burris 843.343.1791
Helen Butler 843.343.2222
Meghan Chipley 843.709.8056
Etta Connolly 843.568.0449
Anne Merrill Crawford 843.991.0524
Marisa Cromey 843.801.3889
Mary Cutler 843.343.4858
Will Dammeyer 843.670.6747
Ann Daughtridge 843.709.7719
Jane Dowd 843.224.2788
LeGrand Elebash 843.810.6450
Harry Farthing 843.906.5586
Farrah Follmann 843.860.3425
Bill Frantz 330.329.0077
Martha Freshley 843.297.7530
Leize Gaillard 843.696.5934
Bonnie Geer 843.870.0521
Helen Geer 843.224.7767
Harrison Gilchrist 843.209.4658
Kaelin Hall 843.779.6116
Elle Haynes 843.557.6727
Grace Perry Huddleston 843.224.6262
Jordan Kruse 843.343.8696
Amy Mathisen 843.906.7905
Trey Mathisen 843.906.7904
Michelle McQuillan 843.814.4201
Jane Milner 843.224.7339
Crissy Rowell 843.377.5177
Michael Rowell 843.906.5941
Kenton Selvey 843.806.7222
Eileen Smith 843.870.6290
Victoria Smith 843.855.1234
Kalyn Smythe 843.708.3353
Sarah Vineyard 843.709.1167
Courtney Vorachek 843.817.3148
Brian Walsh 843.754.2089
Kimberly Winner 843.818.7460
Paula Yorke 704.345.7474
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DOWNTOWN CHARLESTON | 25 Broad Street MOUNT PLEASANT | 353 N. Shelmore Boulevard
REAL ESTATE