A home on Sullivan’s Island puts you steps from 2.5 miles of wide sandy beach, short rides across the Ben Sawyer Bridge, and easy access to downtown Charleston – ideal if you want oceanfront estates, historic “island houses,” or modern family homes. Expect properties with private beach access, quiet tree-lined streets like Middle Street, and island-specific details – flood and elevation paperwork, coastal construction notes, and the proximity to Fort Moultrie and the Sullivan’s Island Lighthouse – that matter when comparing listings.
Begin your search for Sullivan’s Island homes for sale with live MLS listings pulled from the Charleston Trident MLS (CTMLS). Our feed shows detailed photos, price history, and local data such as flood zones and HOA covenants so you can save this search and set listing alerts as new listings hit the market. You’ll find anything from renovated historic cottages to high-end oceanfront homes.
Sullivan’s Island SC Homes & Real Estate For Sale
Listings are subject to the Fair Housing Act and CTMLS rules.
Your Sullivan’s Island Real Estate Expert(s)
Ashley Graham ranks in the top 0.7% of Charleston-area Realtors and brings 9 years of local experience, with over 100 closed transactions and $122.6 million in career sales (including $35M+ in 2024). Based in Mount Pleasant, she works across the barrier islands named in her bio and focuses on waterfront and luxury properties – knowledge that helps when gathering elevation certificates, flood histories, and Wild Dunes covenants specific to island ownership.
Ashley combines legal training with on-island experience to keep buyers and sellers informed on the document and inspection steps lenders will expect for coastal homes. Expect clear communication on insurance needs, inspection timelines, and the records you’ll want before you write an offer.
Sullivan’s Island Real Estate Market Insights
While pricing remains high, the extended DOM and roughly nine months of supply mean buyers can be selective and have room to negotiate on homes that need work or updating. That said, properly presented oceanfront and turnkey island homes still command attention – tour new listings in the first week, have pre-approval ready, and collect elevation and insurance estimates early so offers can move straight to contract.
Living on Sullivan’s Island
Life here centers on shoreline activity and small-town rhythms within easy reach of Charleston. You’ll get daily beach access, two-mile nature trails through maritime forest, and local dining on Middle Street; the Ben Sawyer Bridge keeps the commute short to Mount Pleasant and the mainland. Practical buying note: factor in flood insurance, coastal construction standards, and permit histories for renovations – these items influence both lender requirements and long-term costs.
The island’s economy and services connect to the broader Charleston area, so buyers who work off-island still find commutes reasonable while keeping the quieter island lifestyle. For families, proximity to Moultrie Middle School and Wando High School shapes where many buyers look when comparing pockets of the island.
Sullivan’s Island Local Highlights & Attractions
- Pristine Beaches: Two and a half miles of wide sandy shoreline. Locals use the stretch for morning runs, shelling, and evening walks when the tide pulls back.
- Fort Moultrie National Historical Park: A preserved coastal fort with more than 200 years of history. Visitors and residents tour the ramps and ramparts, and school groups come for hands-on history days.
- Sullivan’s Island Lighthouse: The modern black-and-white light at the island’s north end. It’s a frequent photo stop and a clear navigational mark for local boaters.
- Middle Street Restaurants: The island’s main street with neighborhood dining and longtime favorites like Poe’s Tavern and The Obstinate Daughter. Dinner here is often a walkable, casual evening out.
- Sullivan’s Island Nature Trail: A two-mile trail through maritime forest connecting the lighthouse to Fort Moultrie – good for biking, running, and quiet birdwatching.
- The Co-Op: A local market and deli known for gourmet takeout and the island crowd who stop for frosé or sandwiches on their way home.
Sullivan’s Island School Scene
The community is served by the highly-regarded Charleston County School District.
- Elementary School: Sullivan’s Island Elementary School is rated “Excellent” overall rating on the SC School Report Card.
- Middle & High Schools: Most students attend Moultrie Middle School and Wando High School in Mount Pleasant, both known for strong academics and active programs.
Its location near Charleston gives residents easy access to nearby colleges, including the College of Charleston and The Citadel.
Crime & Peace-of-Mind on Sullivan’s Island
Sullivan’s Island has a long reputation for being one of the safest communities in the region, with crime rates well below national averages.
- Violent Crime Rate: 0 per 1,000 residents (only 20 reported incidents)
- Property Crime Rate: 1 per 1,000 residents
The Town of Sullivan’s Island Police Department is dedicated to maintaining this safe environment through community-focused policing. Comprised of professional, full-time certified officers, the department is committed to ensuring the island remains a secure place to live, work, and visit.
Sullivan’s Island Real Estate: Buyer FAQs
With an average DOM at 130 days, many homes spend more time on the market than in faster coastal submarkets, yet the best-presented oceanfront and turnkey properties still attract early interest. If you’re buying, get pre-approved, line up weekend showings, and have elevation and insurance questions ready when you find a listing you like.
Expect lenders to ask for elevation certificates and for insurers to quote flood and wind/hail coverage. Ask the seller for prior flood claims, recent roof or wind-proofing work, and any elevation documentation – these figures belong in your cost estimate before you sign a contract.
No – Sullivan’s Island is dominated by single-family homes, including modern oceanfront estates and historic “island houses.” That housing mix affects both supply and resale comparables when valuing properties.
The island contains National Register Historic Districts with guidelines that can affect exterior renovations. If a property lies inside a designated district, you’ll want to verify any renovation rules and permit history early in due diligence.
Present a clean inspection summary, gather elevation/flood paperwork, and stage for beach-oriented living – start with fresh paint, clear lines of sight to the water if present, and documentation for recent coastal improvements.
