Sullivan’s Island is still one of the most desirable addresses in Charleston. That hasn’t changed. What has changed is how the market is behaving.
Above $5 million, this is no longer a market driven by urgency or emotion. It’s driven by condition, pricing, and positioning.
Here’s where things really stand.
A Clear Look at Today’s Market
As of May 28th 2025, looking only at updated, non-oceanfront homes between 3,000 and 5,500 square feet on Sullivan’s Island:
4 sold
2 under contract
11 actively listed (excluding outliers)
Average sold price per square foot: $1,600
Average sold price: $6.8M
Inventory is sitting at 6.8 months
Sales volume is down more than 22% year-to-date
These are not fixer-uppers. This is the cleanest comp set on the island short of oceanfront. And even here, supply is outpacing demand.
Buyers have leverage. Homes have to earn interest.
Oceanfront vs Non-Oceanfront
The market for Sullivan’s Island oceanfront homes is still strong — but it plays by different rules.
Oceanfront buyers buy scarcity, view, and long-term positioning. Non-oceanfront buyers buy execution.
They expect the home to justify its price through condition, design, and usability — not just location. As the pricing gap between oceanfront and non-oceanfront continues to widen, average homes get exposed and well-positioned homes stand out.
What’s Selling Right Now
Homes north of $5M are still trading — but only when they’re priced right, present well, and launched correctly.
The homes that sell start with realistic pricing, feel current and complete, photograph and present exceptionally, and are positioned with intent.
Buyers are not afraid of spending money. They’re resistant to overpaying.
Bottom Line
Sullivan’s isn’t broken — it’s just not forgiving anymore. Sellers need to understand that pricing, condition, and presentation now matter more than at any point in recent years. For buyers, this is one of the best environments we’ve seen in a while to negotiate well and be selective. The homes that sell are the ones that are positioned correctly — and the ones that don’t usually just aren’t.
