Sullivan’s Island
Small Island, Lowcountry Charm
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About Sullivan’s Island
Sullivan’s Island has long been the more residential of the two main Charleston-area beach islands (the other being Isle of Palms). The island is small, well-shaded, and largely residential — a single grocery, a handful of restaurants on Middle Street, and miles of public beach. Fort Moultrie at the south end is a National Park Service site dating back to the Revolutionary War. Homes range from preserved historic cottages to newer architect-designed beach houses on raised foundations.
Real estate on Sullivan’s Island is at the higher end of the Charleston market — older cottages still trade in the $1.5–3M range, and oceanfront homes on the Atlantic side regularly sell in the $5M–$15M range. The island is connected to Mount Pleasant by the Ben Sawyer Bridge, putting downtown Charleston about 25 minutes away. The community attracts a mix of full-time residents, second-home owners, and a small set of vacation renters (rental restrictions are notably stricter than on neighboring Isle of Palms).
Homes for Sale in Sullivan’s Island
Why Sullivan’s Island?
- Small, low-density beach island
- No high-rises, strict zoning
- Walking distance to Atlantic
- Strong primary-residence community
- 25 min to downtown Charleston
- Historic Fort Moultrie at south end
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Sullivan’s Island Real Estate Market
Sullivan's Island real estate is among the most expensive per-square-foot in South Carolina. The combination of strict zoning (no high-rises, no large-scale development), small island size (3 square miles), and proximity to Mount Pleasant and downtown Charleston creates structurally tight inventory and consistently strong demand.
Median home prices on Sullivan's are well over $2M. Older interior cottages still trade in the $1.5M–$3M range; mid-block beach houses run $3M–$6M; oceanfront homes regularly sell from $5M to $15M+. Inventory turnover is among the slowest in the metro — many properties are held by families across generations.
Live Sullivan’s Island Market
Real-time stats from CTAR MLS.
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Sullivan’s Island Neighborhoods & Surrounding Areas
Living in Sullivan’s Island
What Makes Sullivan’s Island Special
Sullivan's Island is the residential, walkable, year-round-resident counterpart to Folly Beach's surf-town and Isle of Palms's resort character. Middle Street is the entire commercial district — a handful of restaurants (Poe's Tavern, The Obstinate Daughter, Home Team BBQ), a small grocery, an ice cream shop. Most residents walk or bike. The beach is a short walk from any home on the island.
The community is tight. Many residents have lived on the island for decades. Short-term rentals are restricted (much more so than IOP), which keeps the demographic resident-heavy. The Ben Sawyer Bridge connects to Mount Pleasant; downtown Charleston is 25 minutes via the Ravenel Bridge.
3 sq mi
Total Island Size
Among the smallest barrier islands in the Charleston area.
25 min
To Downtown Charleston
Via the Ben Sawyer Bridge through Mount Pleasant.
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High-Rise Buildings
Strict zoning prohibits buildings over a few stories — the island has stayed low-density by design.
1809
Fort Moultrie Founded
The Revolutionary War fort at the south end is now a National Park Service site.
Common Questions
Sullivan’s Island Real Estate FAQ
Are short-term rentals allowed on Sullivan’s?
Sullivan’s Island has stricter short-term rental rules than IOP or Folly Beach — most rentals require 30+ day terms in most zones. The community has actively prioritized residential character over vacation-rental commerce. Investors looking for vacation rental income typically target IOP instead.
Why are prices so much higher than IOP?
Sullivan’s is structurally tighter: smaller island (3 sq mi vs IOP’s 7), stricter zoning that prevents larger-scale development, and a strong primary-residence character that keeps inventory low. Per-square-foot prices on Sullivan’s often run 30–50% above comparable IOP properties.
How are the schools?
Sullivan’s Island is part of Charleston County School District. Sullivan’s Island Elementary is on the island and consistently among the top-rated elementary schools in the district. Older students attend Moultrie Middle and Lucy Beckham High in Mount Pleasant.
How is hurricane and flood risk?
Sullivan’s is a barrier island with significant flood and hurricane exposure. Most homes are required to be raised on pilings; flood insurance and wind insurance are standard. Construction standards on the island are high. The community has invested in dune restoration and beach renourishment.