The market right now
Over Nov 2025 – Oct 2026, the median residential sale (ZIP 29466, north Mount Pleasant) was about $860,000. Homes averaged 43 days on market and sold for about 96.2% of their original asking price, and there was roughly 3.0 months of supply at the latest count. Compare it with the rest of the region on the communities map.
Latest month:120 homes sold in Mount Pleasant in October 2026. Read the October 2026Mount Pleasant report or see every month.
Town of Mount Pleasant or the county?
This is the first thing I check. A Mount Pleasant mailing address (29464 or 29466) usually means the Town of Mount Pleasant, which is Charleston County tax district 21. But the county's tax estimator also lists other districts east of the Cooper River, such as Moultrie and East Cooper FD. Pull the parcel's tax record and look at the district number before you write an offer.
It matters because the town sets zoning, building permits and short-term rental rules, and the district sets your millage.
Homes and what your money buys
The Old Village Historic District runs roughly from Royall Avenue and Whilden Street to the harbor. It was listed on the National Register in 1973, and the Jacob Motte house there dates to 1759. The town's Old Village Historic District Commission reviews new construction and changes, a lot like downtown's Board of Architectural Review. Next door, Old Mount Pleasant has looser rules, and teardowns and rebuilds are common in both.
I'On, founded in 1995, is a New Urbanist neighborhood planned for about 762 single-family homes. Park West, off Park West Boulevard, is made up of 29 separate developments, from townhouses to custom waterfront homes. Dunes West is a gated community of more than 2,500 acres along the Wando River, built around an Arthur Hills golf course that opened in 1991. Carolina Park is a 1,700-acre master-planned community off US-17 North that started selling homes in November 2012. Most of the newer communities have HOA or POA dues, so ask for the full annual cost. The new construction directory shows who is building now.
Growth limits and short-term rentals
Mount Pleasant rations new homes. A building permit allocation system started in 2019 and was extended in 2024 through 2029: 480 single-family permits a year, 20 for accessory dwelling units, and 500 multifamily permits for the whole five-year term. Affordable workforce housing is exempt, and homes already allowed under the Carolina Park and Liberty Hill Farms development agreements sit outside the cap. A separate ban on new apartments, condos and townhomes ran from 2017 to the end of 2024.
In October 2026 the town finalized a two-year moratorium on data centers of 1 megawatt or more while it rewrites its zoning rules for them. The same month, council approved a $28.5 million settlement to buy 129 acres of the Republic Tract on the Wando River for a passive park and limit private building there to 95 homes. I track these votes on community happenings.
Short-term rentals are capped at 400 permits town-wide, and new applicants come off a waitlist. They aren't allowed in triplexes or larger buildings or where HOA covenants ban them, and the town's STR page lists the Old Village Historic District as off limits. Details are on my short-term rental rules page.
Getting around
The Arthur Ravenel Jr. Bridge opened July 16, 2005, with eight lanes and the Wonders' Way bike and walking path to downtown. US-17 is the main road through town and the main complaint at rush hour. I-526 connects Mount Pleasant to North Charleston; in spring 2026 the town hired a contractor to remove one of the two signals where the I-526 eastbound ramp meets Long Point Road. SCDOT's long-range I-526 East study, from US-17 to Virginia Avenue, was estimated at about $4 billion in 2021.
Highway 41 is the big one. In July 2026 Town Council gave 5-4 consent to a roughly $250 million county plan to widen it to four lanes, with three lanes through the historic Phillips Community and a new Laurel Hill Parkway connector. The county said it hoped to break ground around the start of 2027. The $24 million Billy Swails Boulevard extension, about 1.5 miles parallel to US-17 and Rifle Range Road, went out to bid in 2025.
Flooding and insurance
Mount Pleasant sits on the harbor and the marsh, and flood risk changes from one street to the next. Hurricane Hugo came ashore at Sullivan's Island on Sept. 22, 1989 as a Category 4. Irma in 2017 pushed the Charleston tide to nearly 10 feet, the third highest on record, and flooded parts of the Old Village. The town has a designed $8.8 million drainage fix for the 136-acre Edwards Park basin there, but a $5.67 million FEMA grant for it was canceled and about $5.5 million is still unfunded.
Run any address through the flood zone lookup and ask for the elevation certificate. Charleston County is in the coverage area of the state's wind and hail pool, the insurer of last resort for wind, so get a wind and homeowners quote during your inspection period.
Property taxes: 4% vs 6%
If the home is your legal residence, it's assessed at 4% of value and you don't pay school operating millage. A second home or rental is assessed at 6% and pays the full rate. Apply for the 4% ratio with the Charleston County Assessor after closing.
For tax year 2025, the S.C. Association of Counties lists the Town of Mount Pleasant's millage at 44.3 mills and Charleston County school operating millage at 142.5 mills, which is the part the 4% exemption removes. The county tax estimator also adds a $60 stormwater fee on improved Mount Pleasant parcels.
Schools
Mount Pleasant is in the Charleston County School District. Attendance zones change, so check the exact address with the official lookup (link below).
Things to do
Shem Creek is the waterfront dining spot, with restaurants, docks and the boardwalks of Shem Creek Park, which opened in 2011. Memorial Waterfront Park sits under the foot of the Ravenel Bridge, with the 1,250-foot Mount Pleasant Pier, and a 2025 expansion added a splash pad, courts and dog parks. Patriots Point Naval and Maritime Museum is nearby. The Pitt Street Bridge, a former trolley bridge, is now a park in the Old Village. Farther north, the Park West Recreation Complex has 2 miles of paved trails that link to Laurel Hill County Park.
What people like
- Close to downtown over the Ravenel Bridge, with a bike and walking path.
- Harbor, creek and river access, from Shem Creek to the Wando.
- Real growth controls: permit caps, an STR cap and new parkland.
- Wide range of homes, from the historic Old Village to newer master plans.
What to weigh first
- US-17 and Highway 41 back up at peak hours, and the fixes take years.
- Flood-prone low spots, including parts of the Old Village.
- Permit caps and covenants limit what you can build or rent.
- HOA or POA dues in most newer neighborhoods.
How far is Mount Pleasant from…
| Destination | Drive, no traffic | Miles |
|---|---|---|
| Charleston International Airport | 20 min | 13.3 |
| Downtown (Marion Square) | 10 min | 4.8 |
| MUSC | 10 min | 5.1 |
| Boeing South Carolina | 20 min | 12.9 |
| Folly Beach Pier | 30 min | 15.4 |
| Isle of Palms County Park | 15 min | 8.8 |
| Nearest public boat landing Shem Creek Boat Landing | 5 min | 1.5 |
Measured from Mount Pleasant Town Hall on OpenStreetMap roads with no traffic, rounded to 5 minutes. Rush hour on the bridges and main roads can double these, so drive your commute at the time you'd actually make it.
Mount Pleasant (MLS city): median sold price since 2000
$230K in 2000 → $900K in 2025, about 3.9×. The 2008 bust took it down about 13% from its 2007 peak to its 2012 low.
| Year | Median sold price |
|---|---|
| 2000 | $230K |
| 2001 | $210K |
| 2002 | $215K |
| 2003 | $220K |
| 2004 | $260K |
| 2005 | $270K |
| 2006 | $310K |
| 2007 | $340K |
| 2008 | $330K |
| 2009 | $310K |
| 2010 | $320K |
| 2011 | $305K |
| 2012 | $300K |
| 2013 | $335K |
| 2014 | $380K |
| 2015 | $400K |
| 2016 | $430K |
| 2017 | $445K |
| 2018 | $470K |
| 2019 | $480K |
| 2020 | $480K |
| 2021 | $585K |
| 2022 | $730K |
| 2023 | $800K |
| 2024 | $870K |
| 2025 | $900K |
Mount Pleasant neighborhood guides
Each guide has the HOA, the homes, flood notes and what's changing nearby, with sources, plus 2026 MLS sale prices.
- Belle Hall · median $893K, 31 sales
- Brickyard Plantation · median $888K, 30 sales
- Charleston National · median $783K, 36 sales
- Dunes West · median $950K, 149 sales
- Hamlin Plantation · median $1.07M, 39 sales
- I'On · median $2.2M, 48 sales
- Liberty Hill Farm · median $1.25M, 43 sales
- Long Grove · median $415K, 20 sales
- Longpoint · median $825K, 19 sales
- Old Village · median $2.3M, 81 sales
- Oyster Point · median $875K, 27 sales
- Park West · median $676K, 156 sales
- Planters Pointe · median $770K, 20 sales
- Rivertowne · median $995K, 43 sales
- Seaside Farms · median $1.0M, 24 sales
- Snee Farm · median $880K, 43 sales
- Southampton Pointe · median $390K, 23 sales
Mount Pleasant compared
- Mount Pleasant vs West Ashley: prices, drive times and trade-offs side by side
- Mount Pleasant vs James Island: prices, drive times and trade-offs side by side
- Mount Pleasant vs Cainhoy & Wando: prices, drive times and trade-offs side by side
- Mount Pleasant vs Downtown Charleston: prices, drive times and trade-offs side by side
- Mount Pleasant vs Awendaw: prices, drive times and trade-offs side by side
Questions I've answered about Mount Pleasant
- Mount Pleasant vs Summerville: which is the better fit?
- Charleston housing market, October 2026: are prices still going up?
Common questions about Mount Pleasant
What is the median home price in Mount Pleasant?
About $860,000, the median of monthly median sold prices for residential sales in ZIP 29466, north Mount Pleasant, CHS Regional MLS, Nov 2025 – Oct 2026. Homes sold at about 96.2% of their original asking price after an average of 43 days on market.
Does Mount Pleasant limit new home building?
Yes. The town's building permit allocation system, in place since 2019, was extended through 2029. It allows 480 single-family permits and 20 accessory dwelling unit permits a year, plus 500 multifamily permits for the whole term. Affordable workforce housing is exempt.
Can I run a short-term rental in Mount Pleasant?
Possibly. The town caps short-term rentals at 400 permits, and new applicants come off a waitlist. They are not allowed in triplexes or larger buildings or where HOA covenants prohibit them, and the town's STR page lists the Old Village Historic District as off limits.
What is happening with data centers in Mount Pleasant?
In October 2026 Town Council finalized a two-year pause on applications and permits for data centers of 1 megawatt or more. The town will study where they could go and then propose zoning and comprehensive plan changes.
Is Highway 41 being widened?
It's approved, not built. Town Council gave consent 5-4 in July 2026 to a roughly $250 million county plan: four lanes for most of the road, three through the Phillips Community, and the new Laurel Hill Parkway. The county hoped to break ground around the start of 2027.
Does the Old Village have historic district rules?
Yes. The town's Old Village Historic District Commission reviews new construction and exterior changes. New homes have to fit neighboring properties in size, proportion and roof height, and original materials on historic buildings are expected to stay where possible.
Sources
- U.S. Census QuickFacts: Mount Pleasant town
- Post and Courier: the Old Village (history, historic district commission)
- Wikipedia: I'On, Mount Pleasant
- The Cassina Group: Around Park West
- Dunes West Property Owners Association
- Dunes West Golf and River Club: history
- Carolina Park: news
- Building Permit Allocation System 2024-2029 (draft ordinance)
- Mount Pleasant Magazine: permit allocation ordinance
- Live 5: Mount Pleasant one vote away from limiting permits until 2029 (Dec 2023)
- Post and Courier: apartment ban expired (Jan 2025)
- Live 5: Mount Pleasant finalizes 2-year data center pause (Oct 2026)
- Live 5: Mount Pleasant council approves Republic Tract settlement (Oct 2026)
- Town of Mount Pleasant: Short-Term Rentals
- Mount Pleasant Code: Short-Term Rentals (Sec. 156.515-156.524)
- Wikipedia: Arthur Ravenel Jr. Bridge
- Live 5: Long Point Road traffic project (Apr 2026)
- ABC News 4: public input sought for I-526E corridor (2021)
- Live 5: Mount Pleasant council approves Highway 41 project 5-4 (July 2026)
- Live 5: $24 million Billy Swails Boulevard project (Feb 2025)
- NWS Charleston: Hurricane Hugo, September 1989
- SC Public Radio: Lowcountry endures Irma's tidal surge (Sept 2017)
- Post and Courier: Old Village flooding woes continue
- Kin: SC Wind and Hail Underwriting Association rules
- SC Association of Counties: 2025 Property Tax Rates by County
- Charleston County Auditor: Tax Estimator
- Experience Mount Pleasant: Memorial Waterfront Park
- Experience Mount Pleasant: Pitt Street Bridge
- Wikipedia: Shem Creek
- SC Trails: Park West Recreation Complex
Market figures: residential sales, ZIP 29466 and 29464, CHS Regional MLS, Nov 2025 – Oct 2026. Deemed reliable but not guaranteed. MLS city and ZIP figures follow mailing addresses, which don't match town limits. Population, taxes, roads and flood history were checked against the sources above on October 21, 2026; they change, so verify before you rely on them. School information is limited to which district serves an area and its official lookup.