Sales, Digital Marketing, and Business Development expert with a love for all things real estate. Real Estate has been a passion of mine for many many years, and no matter what type of business venture or career I am involved in, locally I will always be engaged in the real estate industry as an agent, investor or developer.
Charleston SC area county gas, power, cable, electric, water, and utility companies including Berkeley and Dorchester counties. Search all the local area utility companies below for the Charleston tri-county area. Below is a helpful list of new home buyer resources, including: lender information, flood insurance information, homeowners insurance info, local utility companies list, phone service providers, South Carolina wind and hail insurance information, VA loan information, local governments and more.
FEMA – Federal Emergency Management Agency will help you with information about flood insurance.
Flood Map – Check Here to see if your Charleston, Mount Pleasant, Isle of Palms, James Island, Daniel Island, Kiawah, Folly Beach or Sullivans Island home or business is in a flood zone.
SC Wind and Hail Underwriting Association – The South Carolina Wind and Hail Underwriting Association (SCWHUA) is the residual property insurance market in South Carolina. It provides coverage for the perils of wind and hail in the coastal area of the state designated by the Legislature as “Beach.” The territory is defined by state law.
Freddie Mac – Is a GSE ( Government Sponsored Entity) they are NOT lenders for mortgages directly to consumers, but buyers of loans written to consumers by banks and lending institutions. If banks don’t have a place to sell the loans they write then they will at some point run out of capital they have saved -which is essentially the deposits made by their customers.
Fannie Mae – Very similar to Freddie Mac, but with different lending guidelines as to the loans they will purchase. Is thought to be the more conservative (traditional/conventional loans) buyer of loans between the two GSEs.
Ginnie Mae – Very much like Fannie Mae and Freddie Mac, but instead of buying only conventional loans they purchase government loans from FHA, VA, and USDA.
FHA – Federal Housing Administration – A part of the United States Department of Housing and Urban Development (HUD), FHA provides mortgage insurance on single-family, multifamily, manufactured homes and hospital loans made by FHA-approved lenders throughout the United States and its territories.
The VA ( Veterans Administration) – Set up to help veterans be able to adjust to life after service to our nation, by providing special medical, educational, job, and mortgage assistance. Specifically tailored for US service men and woman. How to get your VA Loan and check if you are eligible.
South Carolina Dept. of Insurance – to protect the insurance consumers, the public interest, and the insurance marketplace by ensuring the solvency of insurers; by enforcing and implementing the insurance laws of this State; and by regulating the insurance industry in an efficient, courteous, responsive, fair, and equitable manner.
South Carolina Dept. of Consumer Affairs – As the state agency designated to represent the interests of consumer, the S.C. Department of Consumer affairs attempts to resolve complaints and seeks to inform and educate consumers in order to create an atmosphere in which consumers will be more aware of their rights and responsibilities in the marketplace.
Charleston, SC County – The website for all real estate, municipal, county, and tax information. Charleston County, SC Government Website.
Berkeley County Government – Website for all information pertaining to living in Berkeley county, tax information, laws, municipal, departments, contacts, officials and more.
Dorchester County–The Dorchester County website for home owners and community members living in Dorchester County.
USDA – USDA Website provides homeownership opportunities to rural Americans, as well as programs for home renovation and repair. USDA also makes financing available to elderly and disabled. Check eligibility for obtaining USDA mortgage.
SC Dept of Labor, Licensing, and Regulation – South Carolina Real Estate Council whose purpose was to protect the public’s interest when involved in a real estate transaction. The statute regulated the real estate industry by defining standards of practice and requiring the licensing of those individuals engaged in the business.
Below is a list of all the local Charleston County and tri-county schools: To read more –> about the Charleston county school district. Berkeley county and Dorchester county schools.Charleston South Carolina charter schools, magnet schools, public schools, high schools, grade schools and elementary schools in Charleston SC area.
Relocating to Mount Pleasant SC | Information about Mt Pleasant South Carolina
Mount Pleasant (real estate) is a suburban town in Charleston County, South Carolina, United States, within the Charleston–North Charleston–Summerville Metropolitan Statistical Area. It is the fifth largest municipality in South Carolina, and for several years it was one of the state’s fastest growing areas, literally doubling in population size between 1990 and 2000. The population was 47,609 at the 2000 census. As of 2007, the town had an estimated population of 67,707. Mount Pleasant, SC is the 3rd largest municipality in this metro behind Charleston and North Charleston. The Mt Pleasant real estate market is probably the most resilient of all of Charleston, and consistently home prices and home sales retain their strength as compared to other areas in Charleston. Mount Pleasant, SC is the newest area community in the Low-country with fun things to do like: Shem Creek, The Town Center (shopping), Coleman Blvd, great restaurants and more, all close to the beaches of Isle of Palms and Sullivan’s Island. The cost of living in Mount Pleasant SC is probably one of the more expensive in S.C for a suburban community. Although not on the beach it’s more costly than living in Columbia, or Greenville, and to get a nice home will probably cost minimum of $300,000. The taxes and insurances are usually double and triple that of anywhere else in South Carolina aside from similar tourist type communities like Hilton Head, or Myrtle Beach.
So where to buy a home if relocating to Mount Pleasant SC? I have lived in Mt. Pleasant since I moved to Charleston in 1999. If I were to characterize it I would put it this way. It is the young urban professional area of Charleston County, suburbia at its greatest. What you may not know is that there are kind of two parts of Mt. Pleasant. The heart of Mt. Pleasant (older area) and newer Mt. Pleasant. There are many great communities in Mount Pleasant with homes for sale.
If you have children Mt. Pleasant has some of the nicest and best public schools in the Charleston area, but they are located in newer Mt. Pleasant. Newer Mt. Pleasant has a few noteworthy communities. The commonly mentioned neighborhoods: Hamlin Plantation, Dunes West, Park West and Rivertowne. About 30 mins from downtown these communities are very large and located either on or near a golf course. The problem with living on this side of Mt. Pleasant is the traffic and its distance from shopping, activities, and downtown. Located up hwy 17, getting there can be a pain especially when its tourist season, 5 o’clock or early morning. A community worth mentioning that is a little older, but on that side of Mt. Pleasant is Charleston National. These homes were built in the early 90’s whereas Dunes West, Park West and Rivertowne are around 10 years old or newer. My opinion on this side of Mt. Pleasant is; if you have children, can tolerate some annoying traffic at times, and like golf its a great place to buy a home.
Older Mt. Pleasant a.k.a the heart of Mt. Pleasant is located very close to the Isle of Palms connector and I’d say most think of the Mt. Pleasant town center. The benefits of living in the heart of Mount Pleasant are mostly its proximity to all that Mt Pleasant has to offer.. like shopping, dining, movies and convenience to the islands and downtown.
If you like older quaint communities one that is mention-able is the Old Village. The Old Village real estate for sale is comprised mostly of older homes built in the 50’s and up.. The lots are large, there are mature trees, and there are no restrictions to what you can do with your lot. This is a very desired neighborhood because of its charm and subsequently the prices reflect it. BUT, my favorite neighborhoods in all of Mt. Pleasant are Olde Park and I’On Village.
So what about new construction in Mt Pleasant SCyou ask? Although dirt is hard to come by and pretty darned expensive if you are a developer, don’t worry there are still new homes being built. For now, that is. However, most of them are in Mt Pleasant “north” as described earlier except for Scott’s Creek shown above and Watermark.
Currently there are NO ACTIVE Homes / Property Listings for sale on MLS.
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Mount Pleasant’s public schools are part of the Charleston County School District.
VA mortgages Charleston SC | Where to Get VA Loans in Charleston SC | Information About
There seems to be a little confusion to the fine men and women that serve and protect our great country. As a Charleston, SC area real estate agent whose father served in the Army, father-in-law who served 25+ years in Coast Guard and countless other friends who have also served. I want to help by trying to simplify the confusion that is getting a VA loan. The VA loans still offer 100% mortgage financing for veterans that qualify, however as a one time mortgage expert for over 14 years I do not suggest financing 100% if you can avoid it. (View OTHER type of NO money down mortgage). The 2018 VA loan limit increased to $453,100 in 2018 from $424,100 except in 220 high cost counties where they are higher. This represents a 6.8% increase this year. For comparison there are 3,234 counties and county equivalents.
First the VA does NOT lend the money, but in fact the VA guarantees the loan to the bank that agrees to lend the money to the Charleston, SC veteran that has been approved. When buying a house the service member must contact a Charleston, SC VA mortgage lender or bank that offers VA loans and apply. Make sure to find one that is experienced in doing VA loans as they are a little more detailed and stringent than conventional or FHA loans.
Click to See Latest Interest Rates
With a Purchase Loan, VA can help you purchase a home at a competitive interest rate, and if you have found it difficult to find other financing. VA’s Cash-Out Refinance Loan is for homeowners who want to take cash out of your home equity to take care of concerns like paying off debt, funding school, or making home improvements. The Cash-Out Refinance Loan can also be used to refinance a non-VA loan into a VA loan. VA will guarantee loans up to 100% of the value of your home. Most VA Home Loans are handled entirely by private lenders and VA rarely gets involved in the loan approval process. VA “stands behind” the loan by guaranteeing a portion of it. If something goes wrong and you can’t make the payments anymore, the lending institution can come to veteran’s administration to cover any losses they might incur. The VA loan guaranty is the “insurance” that we provide the lender.
VA Home Loan Advantages
The guarantee VA provides to mortgage lenders allows them to provide you with more favorable terms, including:
NO down payment 100% financing as long as the sales price doesn’t exceed the appraised value.
NO private mortgage insurance premium requirement.
VA rules limit the amount you can be charged for closing costs.
Closing costs may be paid by the seller.
The lender can’t charge you a penalty fee if you pay the loan off early.
VA may be able to provide you some assistance if you run into difficulty making payments.
You should also know that:
You don’t have to be a first-time home buyer.
You can reuse the benefit.
VA-backed loans are assumable, as long as the person assuming the loan qualifies.
Eligibility – You must have suitable credit, sufficient income, and a valid Certificate of Eligibility (COE) to be eligible for a VA-guaranteed home loan. The home must be for your own personal occupancy. The eligibility requirements to obtain a COE are listed below for Service members and Veterans, spouses, and other eligible beneficiaries.
The spouse of a Veteran can also apply for home loan eligibility under one of the following conditions:
Un-remarried spouse of a Veteran who died while in service or from a service connected disability, or
Spouse of a Service member missing in action or a prisoner of war
Surviving spouse who remarries on or after attaining age 57, and on or after December 16, 2003 (Note: a surviving spouse who remarried before December 16, 2003, and on or after attaining age 57, must have applied no later than December 15, 2004, to establish home loan eligibility. VA must deny applications from surviving spouses who remarried before December 6, 2003 that are received after December 15, 2004.)
Surviving Spouses of certain totally disabled veterans whose disability may not have been the cause of death
CTAR reported today that 634 homes sold at a median price of $181,750 in the Charleston region in January. These figures represent the highest rate of January sales activity in the region since January 2008, when 648 homes sold. Activity and buyer interest were notably higher during the typically slow first month of the year as many REALTORS® reported a significant increase in calls from prospective buyers. Charleston SC real estate market statistics.As sales volume continues to make consistent, sustainable progress, prices remain stable, approaching the $200,000 range, where local REALTORS® and expert economists looking at our region expect them to stay for the short-term future. “As was the case in 2012, we expect to see nominal, but sustainable, growth in prices this year” said 2013 CTAR President Owen Tyler. “2012 closed out with a 4.4% increase in median price, which is an excellent rate of growth in a recovering market”. said Tyler. However, before we get too excited Charleston/North Charleston real estate ranked in the top 10 nationally at #8 for length of time homes sat on the market. Meaning; out of largest metro areas researched houses in our area sat on the market longer then most cities in the country.Comparing the beginning of 2012 to 2013, sales volume is up 16% and median price reflects 3% growth thus far in 2013. This rise in sales volume much like most of the country is likely due to a lack of inventory more so then dramatic change in the overall market. There were 5,520 homes actively for sale in the Charleston Trident Multiple Listing Service (CTMLS) as of January 31, 2013. As the inventory for homes is low, Charleston, SC home builders will likely see higher demand for new construction. Futhermore, low mortgage rates continue to spur interest in buying vs renting around the country for the foreseeable future as the cost of owning has caught up with the affordability of renting.2012 Adjusted numbers (Adjusted numbers now show 10,588 homes sold at a median price of $190,145).Preliminary data reported for 2012 indicated that 10,574 homes sold at a median price of $190,065.Berkeley County125 homes sold at a median price of $157,000 in January in Berkeley County. The most activity in the County was reported in the areas bordered by Highway 17A and College Park, as well as Goose Creek/Moncks Corner, bordered by Highway 52 and the Cooper River. The activity in those areas accounted for nearly half of the county sales.Charleston County
Of the 363 homes sold at a median price of $228,726 in Charleston County in January, 108 of those sales took place in Mount Pleasant. Other notable areas of activity: 47 sales in North Charleston/Summerville (outside I-526) and West Ashley (outside I-526) where 37 homes sold.
Dorchester County
123 homes sold at a median price of $146,000 in Dorchester County in January. The areas of Summerville/Ridgeville and Summerville/Ladson were the most active, with 55 and 41 sales, respectively.
In the last few months most the nation is seeing a seller’s market, and all agents know the rules of supply and demand which can only be one thing. Lack of supply, but where has it gone? It’s not like the real estate market is booming, or the economy for that matter to justify this seller’s market. I am a real estate agent in Charleston, SC and I can attest that there is far fewer homes on the market here locally then has been the case of the last few years and buyers are finding it much harder to find the home they want.So let’s break down the most probable reasons why this is:1.) The government backed HAMP (Home Affordable Mortgage) Program is the likely culprit for most of the shortage. This program allows many borrowers that were struggling to modify their loans more easily thus resulting in far less foreclosures and REO properties available for purchase.2.) Upside down homes – Homes that are underwater where the borrower owes more than it’s worth. These home owners can afford their payments, butdue to the fact they owe more than the market allows them to sell their home for results in them just staying in the property.3.) Slow foreclosure processing time – The homes that are being foreclosed on have to go through a litany of rules, steps and procedures before the bank can legally take possession and this process takes a long time for municipalities, and the dept. handling the paperwork.4.) Investors – A lot of the homes that were and are coming on the market are being snapped up by cash investors that are planning on sitting on the homes as leases until the market rebounds which will likely be many years to come.So what’s this mean for buyers and lookers? The obvious answer is rising prices which has been the case for months now. Secondly, according to National Assoc. Realtors 60% of all sellers last year offered concessions to attract buyers. With it being and strengthening into a full on seller’s market you will likely see this incentives quickly disappear.New Home builders are seeing a much higher demand for new construction which makes them happy. So much so that many of them are getting back into the spec market instead of contract only builds.Here locally the Charleston SC real estate for sale has certainly shrank and buyers that have been looking are feeling the pinch of less inventory and increasing prices. So; to the sellers that have been sitting on the side lines, I suggest you revisit the idea, and to buyers..If you continue to wait, it will likely get worse so make a decision already.On the bright side these conditions make for a more balanced market then we have seen in the last few years. Barring any further restrictions and increasing in mortgage rates things are moving in the right direction.
Well according to USAToday.com latest article home prices rose 5.5% in the 12 months through November, providing more evidence of a recovering housing market, a closely-followed report showed Tuesday, and Charleston, SC home sales are no different. The Standard & Poor’s Case-Shiller index of 20 major cities showed prices rising in 19 of the 20 cities for the 12-month period. Prices fell only in New York — by 1.2%.Compared with October, the index showed a 0.1% decline.“Housing is clearly recovering,” said David Blitzer, chairman of the home price index committee.The November numbers were stronger than October with 10 cities posting gains month to month. Only seven cities showed monthly gains in October’s Case-Shiller report. Declines in 10 cities are not unexpected for November because of winter weather and normal seasonal slowdowns in housing markets.Case-Shiller’s data shows the Southwest — represented by Phoenix and Las Vegas — have the strongest home price gains while Southeastern cities Miami and Tampa are close behind. Year over year, Phoenix prices are up almost 23%. The Charleston SC market was less effected as compared to much of the U.S., and regularly stood as one of the more resilient markets. Even throughout the housing crash.Other home price data also show increases for last year that came in higher than most economists expected.Some other factors also boosted home prices.In December, the nation’s supply of homes for sale fell to a 4.4 months, based on that month’s sales pace. That was the lowest level since May 2005, the National Association of Realtors says.The supply situation, which has been tightening for six months, has led to multiple bids for houses in some markets.“Any new listings are getting eaten up right away,” says EJ Bowlds, managing broker for Coldwell Banker Bain in Mercer Island, Wash. Multiple offers of 6 to 10 per home are now common, he says. Local home builder in Mount Pleasant, SC says there has also been a large jump in interest for building new homes because of the declining inventory.A slowly improving economy and low interest rates, which ticked up slightly to 3.42% the week ended Jan. 24, are also fueling demand.Prices are expected to keep moving higher this year, many economists and market watchers say.Prices will rise an average of 3.1% in 2013, according to the most recent survey of more than 100 economists and real estate experts surveyed by market watcher Zillow.“We have probably hit bottom and we’ve probably come off the bottom a little,” says Lawrence White, economist at New York University Leonard N. Stern School of Business.
Buy a short sale can be a very exciting thing when you are someone who is price conscience because you feel you are getting a deal, but WAIT. Buying a Charleston, SC short sale or anywhere is not an easy process and you must be patient and be prepared to deal with a lot of annoying bumps in the road. When buying a distressed real estate property in Charleston, SC or wherever in the United States buyers must beware that it isn’t a simple and quick process and many times the bank will make you sit and wait for months or years. The reason why is because they are trying to see how many offers they can get before they are forced to decide on one. Once they are convinced they have gotten all the available offers in, will they decide on them. In most short sales there is a standard disclosure from the seller’s bank that says essentially, “we don’t care about what you want, you buy the house on our terms, and we owe you nothing.” You think I am kidding, but I am serious. They do things on their terms, and their time frame, and you either play by their rules or don’t buy the house. Key #1:The listing agent must know the proper step-by-step process for shorting various types of loans, as the process for shorting an FHA loan is different than the process for shorting a VA or Conventional loan.Key #2:The listing agent must know what documentation is required to make up a complete short sale package for the lender they are working with and how to submit that package in a format that will get the lender’s attention, satisfy their requirements, and get an approval. There are many many more disclosures that are required when entering into a short sale transaction, but considering that this has become so common place most attorney’s and agents are aware of them. Verses a few years ago when transactions like these were “new” to most of us.Key #3:The listing real estate agent must know how the lenders calculate what they have to “net” in the short sale transaction, so that they can then effectively price the property in MLS to generate an offer that will be relatively quick, but sufficient to meet the lender’s requirements, as well as cover all of the seller’s closing costs and the broker commissions. Often times most banks have a negotiator that will help them see the benefits of the deal and be the middle man between the loss mitigation dept for the seller’s bank and the buyer’s.Key #4:The listing agent must know what terms the lender (sellers bank) will and will not approve in a buyer’s purchase offer. There is really no way of knowing this until you begin down the road of negotiations, and be prepared for the seller’s lender not to negotiate. Many times, you have to come with your best offer the first time, because if the property is priced low there will likely be a bidding war.Key #5:The listing agent must know how to establish his/her credibility and an effective rapport with the loss mitigation rep who ultimately holds the key to the short sale getting approved and closed.
Charleston Mortgage Rates and New National Lending RulesThe Federal Reserve has held interest rates steady at near-record lows over the last several years in an effort to entice buyers into the market, and experts don’t expect serious increases in the rate this year. In fact, the central bank said it would not raise short-term interest rates until the unemployment rate drops below 6.5%. Since September the Fed has been buying a total of $85 billion in long-term mortgage backed securities (treasury bonds) each month to help push down borrowing costs (mortgage rates). Part of that is the program known as Operation Twist, in which the Fed buys $45 billion in longer-term Treasuries and sells the same amount of shorter-term ones. As soon as the Fed stops doing this which will eventually happen rates will have to go up.
“Mortgage rates were essentially at a generational low last year — they could move modestly higher this year, but it will be the second-lowest [rate] in 40-plus years,” says Yun, chief economist at the National Association of Realtors.The Consumer Financial Protection Bureau issued new qualified mortgage standards last week that detail criteria lenders must use to determine if a borrower qualifies for a loan.The rule states a qualified mortgage cannot include risky features such as extending beyond 30 years or include exotic terms like interest-only payments or negative-amortization payments, where the principal amount increases. Loans can’t carry fees and points above 3% of the total mortgage and limits the total debt-to-income ratio at 43% — which some worry will restrict credit and discourage home buyers at the lower-end of the income scale from seeking a mortgage. On the other hand, some experts argue the rule that mortgage payments don’t exceed 43% of a borrower’s pre-tax income doesn’t go far enough.“That figure is still high, most borrowers meet that standard easily today,” says Jed Kolko, chief economist at online housing marketplace Trulia. “These rules are not primarily designed to change the mortgage market today, they are to prevent a repeat of the very lax mortgage rules we saw during the bubble.”Lance Roberts, CEO of Streettalk Advisors, would like to see the ratio fall to around 30-35% to help generate more savings, but there could be a downside to bumping up the requirement. “You are going to exclude more low-income and first-time home buyers from being able to buy a house, but that is OK…America is the only country in the world where the poor people live in a three-bedroom house with a pool in the backyard.” Many feel that not everyone is meant to be a homeowner, and that “American dream” is what got us into this problem in the first place.Additional mortgage rules are aimed at curbing over-borrowing, but could make the process longer for potential home buyers and could prevent some potential buyers from being able to qualify for a loan.“The mortgage rates are very low, but only a few people are able to access that low rate,” says Yun. “A modest increase in mortgage rates may not be harmful, provided that there is a return to more normal underwriting standards.”
Charleston SC area county gas, power, cable, electric, water, and utility companies including Berkeley and Dorchester counties. Search all the local area utility companies below for the Charleston tri-county area. Below is a helpful list of new home buyer resources, including: lender information, flood insurance information, homeowners insurance info, local utility companies list, phone service providers, South Carolina wind and hail insurance information, VA loan information, local governments and more. 
As sales volume continues to make consistent, sustainable progress, prices remain stable, approaching the $200,000 range, where local REALTORS® and expert economists looking at our region expect them to stay for the short-term future. “As was the case in 2012, we expect to see nominal, but sustainable, growth in prices this year” said 2013 CTAR President Owen Tyler. “2012 closed out with a 4.4% increase in median price, which is an excellent rate of growth in a recovering market”. said Tyler. However, before we get too excited Charleston/North Charleston real estate ranked in the top 10 nationally at #8 for length of time homes sat on the market. Meaning; out of largest metro areas researched houses in our area sat on the market longer then most cities in the country.Comparing the beginning of 2012 to 2013, sales volume is up 16% and median price reflects 3% growth thus far in 2013. This rise in sales volume much like most of the country is likely due to a 
So what’s this mean for buyers and lookers? The obvious answer is rising prices which has been the case for months now. Secondly, according to National Assoc. Realtors 60% of all sellers last year offered concessions to attract buyers. With it being and strengthening into a full on seller’s market you will likely see this incentives quickly disappear.
Buy a short sale can be a very exciting thing when you are someone who is price conscience because you feel you are getting a deal, but WAIT. Buying a Charleston, SC short sale or anywhere is not an easy process and you must be patient and be prepared to deal with a lot of annoying bumps in the road. When buying a distressed 
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