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Mount Pleasant - Town vs. County Stats

Mount Pleasant - Town vs. County Stats

Avg Price in Mount Pleasant: $701,900 / County Avg $793,700

44%

Avg Sq. Ft. in Mount Pleasant: 2,773 / County Avg 2,426

57%

Avg Price per/ft2 in Mount Pleasant: $253 / County Avg $327

77%

Avg Walkscore in Mount Pleasant: 23 / County Avg 32

36%

Avg Year Built in Mount Pleasant: 2001 / County Avg 1983

50%

Avg Days on Website in Mount Pleasant: 98 / County Avg 123

40%

Mount Pleasant Real Estate Market Health

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The locals will tell you that the Mount in Mount Pleasant is spelled out and not abbreviated Mt. Pleasant SC . There are no mountains in the Lowcountry of Charleston SC.
Mount Pleasant was a country residence on a bluff overlooking the Cooper River, a plantation owned by Jacob Motte back in the early 1700's. When the town incorporated they used the name Mount Pleasant. A detailed history can be found by googling Jacob Motte Mount Pleasant SC.

Mr. Motte couldn't have dreamed how populated and spread out his once 500 acre plantation has grown to become one of the fastest growing small cities in the states.
Mount Pleasant's growth can be attributed to good schools, proximity to the ocean and access to the waterways.
Mount Pleasant has several distinct areas. The first being the "Old Village". Depending on who you speak with this is a very subjective term. To me the old village lies within the historic district of Mount Pleasant. Roughly everything from Whilden/Royall Streets to the water is what I consider Old Village. This is where you should pay a premium for housing. Rich in history, these old homes were some of the first built "East of the Cooper".
The remaining sections of the what others call the old village are a mix of newly constructed McMansions and older post war block houses. I dare say there was a reason those homes were made of block....reminds me of The Three Little Pigs story, most folks here haven't been through a hurricane or rising tides.
Don't let that scare you though. If the house was built after 1990 it probably has some sort of hurricane reinforcement.

We move onto to what is fast becoming the middle of Mount Pleasant. Midtown is what the developers like to call it. That area from about where I-526 crosses over 17N, north to Isle of Palms connector. This where you start seeing the impact of what a revised zoning and master plan in the mid 90's produced. Instead of parking lots being in the front of stores the town implemented buffers, to increase the appeal of the Johnnie Dodds Blvd.
Homes in this area are still quite desirable. Prices range from the low $300,000's for older homes usually in need of a remodel, to multi million dollar homes complete with deep water docks. both well worth the investment for the location. Popular neighborhoods are Longpoint, Belle Hall, Seaside Farms, Watermark, Hobcaw and Snee Farm.

Moving further north the town takes on a more suburban feel. from the isle of Palms Connector to Hwy 41N.
Neighborhoods become separate subdivisions with their own rules, regulations, covenants and restrictions. You'll find it hard to find a subdivision that will allow your boat or basketball hoop to stay in the driveway longer than 24 hours.
Sort of a double edged sword, the restrictions stop your neighbor from having a junkyard, (increases value) also limits your ability to work on a weekend project.
Neighborhoods here include Snee Farm, Brickyard, Colonnade, Oyster Creek Point, and lots of little infill projects consisting of 10-20 mostly newer homes.
The area also is the home to older communities. Some families that have been on the same land for a century or more. Their way of life is changing as new developers come, knock down trees, build roads and widen roads back to their right of ways. Often coming within a few feet of what was at one tome a secluded front yard.

North of Hwy41 on Hwy17N, I call the Park Section or North of Brickyard, (NOB).
The Park Section is the most recently constructed subdivisions in general. Park West, Carolina Park, Hamlin Plantation are the newest subdivisions. Ivy Hall and Charleston National (golf) when built in the late 90's were the "value" neighborhoods back then because of their distance from downtown Charleston, about 12 miles. Now they are in the middle of an exploding northern Mount Pleasant.
Home values in Park West can range from $290,000 for a 1500 SF patio home to well over a million on the water.
Ivy Hall homes can be purchased for under $300,000 also. Dunes West, Hamlin Plantation and Carolina Park all have entry price points in the $400,000 range.
The furthest new development on 17N is Tupelo Bay. A new home community that has seen escalating pricing during the past 2 years (2013-2015) simply due to supply and demand.

The final area is up on Hwy 41 in the Rivertowne area. The area is the home to two golf courses and some of the better deep water lots available. Rivertowne Country Club, Rivertowne on the Wando, Salt Marsh at Rivertown and the Tributary have the same entryway and lie closest to the Wando River.
Home Prices vary but expect an entry level price of about $350,000 for the older homes and new construction in the Tributary starting in the low $400,000's.
Dunes West is a gated community and includes a golf course. Made of of different communities insode and outside of the gates Dunes West housing can start at about $325,000 for outside the gate homes. Inside there are a few "modest" subdivison homes starting in the $350,000 range. expect those homes to be similar to homes outside the gate, built in the late 90's.
What sets Dunes West apart from most other subdivisions, other than the golf. is thier estate lots. Most are 1 acre lots with larger homes, backing up to the golf course or the water. Recent entry level prices will start in the $700,000 range.

Mount Pleasant is truly a great place to live. Rush hour lasts about 45 minutes, and it is rarely a dead standstill. The newly installed 6 lane limited access highway has traffic light synchronized for a pretty good flow. You can run quite a few miles at 40 MPH without encountering a light.
Areas in Mount Pleasant SC
Mt. Pleasant North IOP
Mt. Pleasant South IOP