Real estate in Sullivan's Island, SC. Find property, condos, houses & luxury homes for sale with the agents & realtors at Katherine Cox + Co.
Sullivan's Island, SC Housing Market
The Sullivan’s Island housing market is not very competitive, reflecting a clear cooling trend. The median sale price dropped 14.5% year-over-year to $4.2M, while the median price per square foot fell sharply by 28.7% to $1.35K. These declines suggest softening demand at the high-end luxury level, giving buyers greater negotiating power and more opportunities to secure properties below peak market values. Sellers may need to adjust pricing expectations or offer incentives to attract serious buyers in this slower market.
Sullivan’s Island is not very competitive, with homes taking an average of 118 days to go pending and multiple offers being rare. Most properties sell for about 4% below the list price, giving buyers significant negotiating leverage in this luxury market. However, well-priced or highly desirable homes can still generate quicker interest, selling for about 1% below asking and going under contract in roughly 69 days. Overall, the market favors buyers, but standout properties can move faster when competitively priced.
Sullivan’s Island, SC is a buyer’s market in June 2025, meaning there are more homes available than there are buyers actively looking, creating favorable conditions for purchasers. With high inventory and reduced competition, buyers have more negotiating power on pricing, contingencies, and closing terms. Sellers, on the other hand, may need to adjust expectations, offering price reductions or incentives to attract interest. This environment allows buyers to take their time evaluating options and potentially secure luxury properties at more competitive prices.
If you're considering buying a home in Sullivan's Island, SC, reach out today. Whether you need neighborhood comparisons, market data, or help finding the perfect property, we're here to guide you every step of the way. Let’s make your Charleston move seamless and informed.
Sullivan’s Island prohibits vacation rentals; leases under 30 days are not a permitted use. Only a handful of legacy, grandfathered accommodations exist. If rental income matters, this is decisive: confirm you’re comfortable with 30-day-plus leasing only before underwriting any property.
New FEMA Flood Insurance Rate Maps took effect January 29, 2021, lowering many base flood requirements but not eliminating Special Flood Hazard exposure. Obtain the current FIRM panel, elevation certificate, and pair a wind-mitigation/4-point inspection with insurance quotes. Many coastal carriers exclude wind; you may need South Carolina’s Wind & Hail Underwriting Association (residual “wind pool”) depending on location and underwriting. Budget for distinct policies: homeowners, flood, and wind/hail.
Oceanfront micro-conditions change. The Town’s accreted-land litigation (Bluestein v. Town of Sullivan’s Island) concluded in 2020 with a mediated settlement guiding selective vegetation management—private cutting is not authorized. Separately, the U.S. Army Corps is conducting a Breach Inlet beach/dune restoration with heavy equipment on the beach and completion targeted for early 2025. Both factors affect view corridors, dune vegetation, construction timing, and near-term beach use. Verify where a lot sits relative to accreted-land zones and any active USACE segments.
Exterior lighting visible from the beach is tightly regulated during nesting season. Expect requirements such as shielding, low-wavelength fixtures, and tinted/filmed glass on ocean-facing upper stories. Non-compliance risks fines and retrofit costs—plan lighting, glazing, and landscaping accordingly if your property is seaward-facing.
All road access runs through the Ben Sawyer Bridge (swing span). Marine openings are restricted during weekday rush hours; on weekends/holidays, openings typically occur on the hour. Bridge operations and wind conditions can affect commute reliability, contractor logistics, and hurricane evacuation. Test actual drive times in-season.
Large portions of the island sit within mapped historic districts and are subject to Design Review Board standards. Zoning controls regulate setbacks, lot coverage, height/massing, and neighborhood compatibility—material for any addition, elevation, or redevelopment. Before offering, align your scope with the district map, DRB guidelines, and dimensional standards.
Whether you have questions about market trends, zoning restrictions, or want to schedule a private showing, Katherine Cox is here to provide expert guidance. Reach out now to find the perfect property on Sullivan’s Island with confidence.
Discover everything Sullivan’s Island has to offer with our comprehensive neighborhood guide. From beachfront living to historic charm, explore key insights on lifestyle, real estate, and community highlights—all in one place. Start browsing now to see why Sullivan’s Island is one of the most sought-after coastal destinations in South Carolina.
My roots are grounded in The Lowcountry and I am committed to educating future buyers on every aspect of life here in Charleston. I am passionate about my job and dedicated to helping buyers and sellers get the most value out of my services!
