welcome to
Charleston
& SUMMERVILLE
2026 EDITIONWe love our local community and we know you will too!
Charleston
Can't wait to welcome you!
Hey, I'm Shakeima and if you made it to this guide, you're already further along than most folks who just dream about Charleston. You're actually doing the work.
I built this 2026 edition because too many people land in the Lowcountry without knowing the real difference between a Summerville mailing address and a Dorchester District 2 school zone. Or what flood insurance actually costs. Or which neighborhood matches the life you're trying to build.
Inside, you'll get straight talk on neighborhoods, schools, hurricane reality, the housing market, and the local rhythms that make this place home. No fluff. No coded language. Just the kind of insider knowledge a good friend would give you over sweet tea.
When you're ready, I actually answer my phone. 843.532.0330.
Shakeima Chatman
RELOCATION SPECIALIST · LICENSE #108213
Local Living
CLIMATE
Charleston's subtropical climate gives you long, warm summers and mild winters. Expect hot, humid stretches from June through September with daily afternoon storms, glorious shoulder seasons in spring and fall, and winters where a heavy coat rarely leaves the closet. Hurricane season runs June through November — plan for it, don't fear it.
COST OF LIVING
The Charleston metro now sits modestly above the U.S. average, driven mostly by housing. Groceries, utilities, and transportation track close to national norms. South Carolina's tax climate stays friendly to homeowners and retirees, with a homestead exemption for residents 65+ and one of the lower effective property tax rates in the country.
Hurricane & Insurance Reality Check
Hurricane Season
June through November. Most years pass without a major event, but evacuation routes, generators, and storm shutters are part of normal Lowcountry life. Build an emergency plan before closing — not after.
Homeowner's Insurance
Coastal proximity drives premiums. Expect higher rates than inland markets, plus separate wind/hail deductibles in many policies. Get binding quotes during your due diligence period — never after.
Flood Insurance — The One Folks Skip
Required in zones AE/VE; strongly recommended everywhere else. Standard homeowner's policies do NOT cover flood. NFIP and private market options both exist — verify the elevation certificate before writing your offer.
Charleston Metro
Demographics
Sources: U.S. Census Bureau, Charleston Regional Development Alliance (CRDA), Charleston Regional Data Center.
local
Employment
Charleston's economy runs on aerospace, advanced manufacturing, healthcare, military operations, and one of the busiest container ports on the East Coast. Tech, hospitality, and life sciences round out a job market that has consistently outperformed national growth.
Top 5 Private Sector Employers
- • Boeing
- • MUSC Health
- • Roper St. Francis
- • Walmart
- • Bosch
Top 5 Public Sector Employers
- • Joint Base Charleston
- • Medical University of SC
- • Charleston County School District
- • City of Charleston
- • SPAWAR / NIWC Atlantic
Top 5 Manufacturing Employers
- • Boeing South Carolina
- • Volvo Cars
- • Mercedes-Benz Vans
- • Bosch Charleston
- • Cummins Turbo Technologies
2026
Real Estate & Housing Market
MARKET SNAPSHOT
What Your Budget Actually Buys (2026)
$300K – $400K
Established North Charleston, parts of Goose Creek, Ladson, and entry-level Summerville. Older builds, mature trees, and proximity to commuter corridors.
View Homes $300K – $400K →$400K – $500K
Newer construction in Cane Bay and Ladson, established West Ashley, parts of Hanahan. Often 3-4 bedrooms with garages and modest yards.
View Homes $400K – $500K →$500K – $700K
Nexton, Carnes Crossroads, established Mount Pleasant interior, James Island, Daniel Island townhomes. Community amenities and shorter commutes.
View Homes $500K – $700K →$700K – $1M
Daniel Island, mainstream Mount Pleasant, Park Circle, downtown condos. Move-in ready, often near water or walkable retail.
View Homes $700K – $1M →$1M+
Historic downtown peninsula, beach communities (Sullivan's, IOP, Kiawah, Seabrook), waterfront and luxury custom builds.
View Homes $1M+ →Charleston Side
Where to Live
Downtown Charleston
The historic peninsula. Walkable, water-adjacent, and home to King Street's restaurants and shops.
Mount Pleasant
East of the Cooper. Strong amenities, quick beach access, and a wide range of new and established neighborhoods.
Daniel Island
Master-planned island community with parks, marinas, and a self-contained town center.
James & Johns Islands
Marsh views, working farms, and proximity to Folly Beach and Kiawah.
West Ashley
Just over the Ashley River. Mature trees, a mix of price points, and easy downtown access.
North Charleston
Largest by area. Includes Park Circle's walkable district and proximity to Boeing/airport employment.
Beach Communities
Sullivan's Island, Isle of Palms, Folly, Kiawah, and Seabrook — coastal living with island ordinances.
Summerville Side
Where to Live
Critical: Do not assume a Summerville address means Dorchester District 2 schools. Nexton, Cane Bay, and Carnes Crossroads are in Berkeley County School District. Always verify the school assignment by exact address before you write an offer.
Nexton
Master-planned community with retail, trails, and modern construction.
Cane Bay Plantation
Large planned community with multiple villages and amenity centers.
Carnes Crossroads
Walkable village center with parks and a mix of housing types.
Historic Downtown Summerville
Tree-lined streets, antique cottages, and weekend markets.
Established DD2 Neighborhoods
Mature subdivisions inside Dorchester District 2 boundaries.
Goose Creek / Hanahan / Moncks Corner / Ladson
Range of price points and short commutes to Joint Base Charleston and Boeing.
School Districts Decoded
Charleston County School District (CCSD)
Students: ~49,000
Schools: 80+ schools
ccsdschools.com
Covers Charleston city, Mount Pleasant, James Island, Johns Island, West Ashley, North Charleston (within Charleston County), and the beach communities.
Strong choice/magnet system including charter, partial-magnet, and Montessori options.
Berkeley County School District (BCSD)
Students: ~39,000
Schools: 47 schools
bcsdschools.net
Covers Daniel Island, Nexton, Cane Bay, Carnes Crossroads, Hanahan, Goose Creek, Moncks Corner, and most newer Summerville-area master-planned communities.
Opening Bee Tree Elementary and Midtown Middle in August 2026 to accommodate growth.
Dorchester District 2 (DD2)
Students: ~26,000
Schools: 24 schools
ddtwo.org
Covers historic downtown Summerville, established DD2 neighborhoods, and parts of Ladson.
Zone-based assignment — exact address determines school, not the Summerville mailing label.
Private, Magnet & Charter Options
Charleston has a deep bench of private schools (Porter-Gaud, Ashley Hall, Bishop England, Charleston Collegiate), magnet programs through CCSD (Academic Magnet, School of the Arts), and growing charter options. Application windows vary — start early.
Local Colleges & Universities
- • College of Charleston
- • The Citadel
- • Medical University of South Carolina (MUSC)
- • Charleston Southern University
- • Trident Technical College
School Zone Lookup
Not sure which district your dream neighborhood is in? Call Shakeima — she'll verify the exact school zone for any address.
843.532.0330
Hospitals
The Lowcountry has a strong, growing healthcare network anchored by MUSC's academic medical center and supported by major regional systems.
local
Annual Events
JANUARY – FEBRUARY
Lowcountry Oyster Festival
The world's largest oyster festival, hosted at Boone Hall Plantation. Bushels, oyster shucking contests, and live music.
FEBRUARY
Southeastern Wildlife Expo
Three days celebrating wildlife art, conservation, and outdoor sport across downtown venues.
MARCH
Charleston Wine + Food
A five-day celebration of the Lowcountry food scene with chefs, vintners, and signature pop-ups.
MARCH – APRIL
Festival of Houses & Gardens
Tour private historic homes and gardens normally closed to the public.
MARCH – APRIL
Flowertown Festival
Summerville's signature spring festival in Azalea Park — art, music, food.
APRIL
Cooper River Bridge Run
10K race across the Ravenel Bridge. Tens of thousands of runners and a citywide block party.
MARCH – APRIL
Credit One Charleston Open
The largest women's-only tennis tournament in North America, on Daniel Island.
MAY
North Charleston Arts Fest
A week of free outdoor performances, art shows, and concerts.
MAY – JUNE
Spoleto Festival USA
17 days of opera, theater, dance, jazz, and chamber music — Charleston's flagship arts festival.
JULY
Sweetgrass Cultural Arts Festival
Mount Pleasant celebration of Gullah Geechee heritage and sweetgrass basketry.
SEPTEMBER – OCTOBER
MOJA Arts Festival
Eleven-day celebration of African-American and Caribbean arts and culture.
NOVEMBER – DECEMBER
Holiday Festival of Lights
Three-mile drive-through holiday lights display at James Island County Park.
Charleston
Things to Do
Adventure
Kayak the marsh, paddleboard the harbor, or charter a sailing trip out of Shem Creek.
Tours & Cruises
Harbor tours, sunset sails, ghost walks, and historic carriage tours.
Arts & Entertainment
Spoleto, Charleston Music Hall, Charleston Stage, and a year-round live-music calendar.
Plantations & Gardens
Magnolia, Middleton Place, Boone Hall, and Drayton Hall.
Attractions
Angel Oak, the Aquarium, the South Carolina Aquarium, and the Ravenel Bridge.
Water Sports
Surfing at Folly, jet skiing, water skiing, and boat-in beach days.
Boating & Fishing
Inshore redfish, deep-sea charters, and crabbing off any creek dock.
Parks & Nature Preserves
Caw Caw, Francis Marion National Forest, and the Pitt Street Bridge sunsets.
Historical Sites
Fort Sumter, Fort Moultrie, the Old Slave Mart Museum, and the Powder Magazine.
Museums
International African American Museum, Charleston Museum, Gibbes Museum of Art.
Nightlife
Rooftop bars on Upper King, live music in the Cigar Factory, and James Beard–nominated cocktail rooms.
Pro Sports
Charleston Battery (USL), Charleston RiverDogs (MiLB), and college sports at the Citadel and CofC.
Shopping
King Street
The historic shopping spine — luxury, indie boutiques, and the famed Second Sunday street fairs.
The Old City Market
Open-air market stretching four blocks. Sweetgrass baskets, local makers, and souvenirs.
The Shops at Charleston Place
High-end retailers including Louis Vuitton, Gucci, and Tiffany & Co.
Mount Pleasant Towne Centre
Open-air center anchored by Belk, Apple, lululemon, and dozens of restaurants.
Tanger Outlets Charleston
Outlet shopping in North Charleston. Coach, Nike, Polo, J.Crew.
Northwoods & Citadel Malls
Two long-standing indoor mall options serving North Charleston and West Ashley.
Summerville Shopping
Nexton Square, Azalea Square, and the historic downtown Summerville boutique district.
Places to Eat
Charleston's reputation as one of America's top food cities is earned. Six categories you'll work your way through soon enough.
Breweries, Wine Bars & Libations
Edmund's Oast, Revelry, Cooper River Distillers, Graft Wine Shop.
Casual & Modern Southern
Leon's, Lewis Barbecue, Rodney Scott's BBQ, Home Team BBQ.
Fine Dining
FIG, Husk, Chez Nous, Sorghum & Salt, Vern's.
International / Global Cuisine
Xiao Bao Biscuit, Kwei Fei, Estadio, Persimmon Cafe.
Seafood
The Ordinary, 167 Raw, Hank's, The Darling Oyster Bar.
Southern / Gullah & Lowcountry Heritage
Bertha's Kitchen, Hannibal's Kitchen, Nigel's Good Food, Martha Lou's legacy spots.
Charleston vs. Summerville
Charleston Side
Summerville Side
Distance to downtown
0–20 minutes
Distance to downtown
25–40 minutes
Median home price
$500K – $1M+
Median home price
$350K – $650K
School districts
CCSD (mostly), BCSD on Daniel Island
School districts
DD2 historic, BCSD in newer master-planned
New construction
Limited inventory, mostly infill
New construction
Abundant — Nexton, Cane Bay, Carnes Crossroads
Beach access
15–30 minutes
Beach access
45–60 minutes
Commute considerations
Bridge traffic at peak hours
Commute considerations
I-26 corridor; plan around peak
Your Relocation Roadmap
Define Your Must-Haves
Schools, commute, budget, lifestyle. Get specific before you start touring.
Get Pre-Approved
Talk to a local lender who understands Lowcountry insurance and flood costs.
Virtual Tour & Neighborhood Walkthrough
We'll narrow your list before you ever buy a plane ticket.
In-Person Tour
I block your weekend, drive you door to door, and answer the questions Zillow can't.
Offer / Inspection / Insurance / Flood
We negotiate, inspect, and verify every insurance and flood detail before you remove contingencies.
Closing & Welcome Home
Wire, sign, hand you keys, and connect you to my trusted local network — utility setup, contractors, schools.
Hello, nice to
Meet You!
Shakeima Chatman
CHARLESTON & SUMMERVILLE RELOCATION SPECIALIST
I built The Chatman Realty Team to give relocating buyers the kind of guidance most agents won't take the time for: real neighborhood truth, real numbers, and a real human being who actually picks up the phone.
When you're ready to talk through your move — whether it's six months out or six weeks — let's get on a call.
Let's Connect
- 📞 843.532.0330
- ✉️ shakeima@chatmanrealty.com
- 🌐 www.thechatmangroupsc.com
- f Facebook: ChatmanGroupSC
- 📷 Instagram: chatmangroupsc
- 💼 LinkedIn: chatmangroupsc
- ▶️ YouTube: ChatmanGroupSC
the
Chatman Realty Team
POWERED BY EXP REALTY
POWERED BY EXP REALTY
170 MEETING STREET, SUITE 304
CHARLESTON, SC 29401
WWW.THECHATMANGROUPSC.COM
843.532.0330