Original article can be found at https://www.postandcourier.com/business/real_estate/special-advertising/james-island-charleston-s-cornerstone-offers-beautiful-views-and-proximity-to-everything/article_c1662056-704b-11ef-95e6-0bf38fc7a1c9.html

James Island: Charleston’s cornerstone offers beautiful views and proximity to everything

By Lisa Iannucci Special to The Post and Courier

Sep 11, 2024

No matter whom you ask about why they choose to live on James Island, the consensus always comes back to one common answer – it’s simply beautiful.

Sharon Kucharski has been a resident of James Island for years and sells properties there as a real estate agent with Carriage Properties.

“The good ole saying of location, location, location is, in fact, true,” Kucharski said. “As I drive through James Island, I see every color in the beauty of what is true Lowcountry living – the creeks, marsh, large oak trees, moss, many types of birds, views of the Charleston harbor and downtown Charleston. James Island is paradise!”

Location, lifestyle and history

When she relocated back to South Carolina in 2015, Elizabeth Baker chose James Island for its proximity to Folly Beach and its atmosphere. “Buyers love James Island for the more laid-back scenery,” said Baker, Realtor at Re/Max Seaside. “There are not a lot of big buildings, but there is a lot of coastal landscaping flanking the main roads with businesses set back, unlike many of the other areas of Charleston, Berkeley, and Dorchester counties.”

The good news, though, is that if you want to live in James Island, you will not be too far removed from the downtown area, as James Island is located approximately one mile from Charleston.

“I absolutely love James Island for its quick location to downtown with minimal traffic while still being close enough to Folly Beach for a morning surf or evening walk,” said Marissa Castello, a Realtor at Maison Real Estate. “I also love the Riverland Terrace neighborhood as it’s close to charming local spots like the Terrace Theater, independent boutiques and restaurants, and the farmer’s market behind the Pour House.”

When explaining James Island to area newcomers, Bambi Elstrom describes it as funky and laid-back. “You’re more likely to find a chicken coop and fresh eggs on James Island, and lots of folks have a vegetable garden in their backyard,” explained Elstrom, a broker associate with Charleston Coastal Living. There are numerous places to fish along the island, and it’s a boater’s paradise.”

She goes on to say that in most areas of James Island, there are no HOAs. “So if you’d like to keep your boat on your property, no problem,” added Elstrom. “Also, compared to Mount Pleasant, which is just on the other side of the Charleston peninsula, waterfront property costs much less. James Island is an environment that’s not fussy or pretentious.”

When it comes to its role in American history, James Island was pivotal. James Island, called Charleston’s most urban Sea Island, is located in Charleston Harbor. Wappoo Creek and Charleston Harbor flank James Island on the north, Morris Island and Folly Beach on the southeast.

In the book Brief History of James Island: A Jewel of the Sea Islands, author Douglas Bostick writes, “The story of James Island is one of white planters and black slaves; of great fortunes from the harvest of the land; of wars and social upheaval; of poor farmers, white and black, having to find a path of cooperation for their mutual survival; and of the last crop of the island — the sell-off of the land.”

It is also home to several historic sites, including Fort Johnson, which is listed on the National Register of Historic Places. Another notable site is the McLeod Plantation Historic Site, a former working plantation.

If you would like to become another of over 12,000 James Island residents, home-buying opportunities are available. “Our market on James Island has been remarkable,” said Kucharski. “We also have more x-zone flood properties than any other area close to downtown Charleston.”

Owen Tyler, a Realtor with Owen Tyler & Associates, suggests that buyers might be interested in James Island’s infill builds. By definition, infill development is the construction of new buildings in underutilized or abandoned land lots within urban areas.

“Infill newer builds on James Island blend well with older neighborhoods,” said Tyler. “They are perfect for people looking for newer construction around or in established neighborhoods close to everything. The real estate market on James Island continues to be strong with a wide variety of price points and everything from single-family homes to townhouses and condos.”

If you are working and raising a family, Charles Sullivan recommends both the West Ashley and James Island neighborhoods. “They offer convenience and value,” said Sullivan, partner and broker of Carriage Properties. “Just recently, I’ve noticed an increase in buyers who now reside in Mount Pleasant looking at homes in West Ashley and James Island, particularly in the “lux” segment ($2M+) of the market.”

For example, Sullivan said that one recent listing that closed in the $3M range within the Ellis Oak neighborhood saw more than half of the buyers viewing were from Mount Pleasant. “When asked, they all responded with the desire to cut their daily commute time to certain schools and work,” he said. “The value differential was likely another underlying factor. Values have increased in both markets, but the average dollar-per-square-foot is much higher in Mount Pleasant. That’s why the percentage increase of transaction growth in West Ashley and James Island for the $1M plus price range has recently outpaced all other markets.”

While others said the current James Island market is robust, Glenn S. Phillips, CEO and lead economic analyst at Lake Homes, said, “James Island real estate is similar to most of the rest of the country, which has been in an unofficial real estate recession.”

He explained that it’s not really due to a lack of desirability but is caused by a limited number of homes for sale at realistic prices. “This situation has been driven by the hangover of COVID-era hyper demand and never-to-be-seen-again interest rates,” said Phillips. “However, as we head into 2025, the James Island market will slowly pick up (as it always does eventually). Hesitant homeowners will become sellers, and sellers who are overpriced will be forced to be more realistic. With more homes for sale, more transactions will follow. Not a BOOM, but still more deal flow.”

One example of a home in a more affordable price point that was recently on the market is this three-bedroom, 2-½ bath home that sold for $499,000, located on Timberline Drive. “Perfectly situated close to essentials and leisure options, this Johns Island residence offers a convenient lifestyle surrounded by an array of amenities,” said Roni Haskell, a Realtor at Keller Williams Realty.

Another lower-priced home that closes later this month is this three-bedroom, 2-½ bath home located on Hobson Drive. A spacious 2,044-square-foot home, it sold for $695,000. “This beautifully appointed two-story single-family home offers the perfect blend of southern charm and modern convenience,” said Haskell. “It’s nestled in a serene and sought-after area; this property provides a tranquil escape while being just a short drive from downtown Charleston. The home is not within a HOA, which is very attractive to some buyers.”

Mary Lou Wertz, broker and founder of Maison Real Estate, sums up living in James Island.

“I think James Island is having its finest moment in that folks love the more casual vibe and that its growth feels more organic than some of other more planned communities that are popping up all over,” she said. “There is a wide mix in offerings in that you can find multi-million-dollar contemporary properties on the water, across from mid-century ranch houses that are especially popular with young families. Lots can be larger than you might find in Mount Pleasant or other surrounding areas.”

If you want the best of all worlds, James Island might be the right spot for your next home address.

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