The market right now
Over Nov 2025 – Oct 2026, the median residential sale (ZIP 29414, the western part of West Ashley) was about $485,000. Homes averaged 43 days on market and sold for about 96.9% 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:102 homes sold in West Ashley in October 2026. Read the October 2026West Ashley report or see every month.
City or county?
West Ashley isn't a town. Most of it is inside the City of Charleston, but a few pockets are still unincorporated Charleston County, and some of those get services from the St. Andrew's Public Service District. A 29407 or 29414 mailing address doesn't tell you which one you're in.
This is the first thing I check, because it changes your tax bill, your short-term rental options and who issues your permits. Pull the county tax record for the exact parcel and look at the tax district.
Homes and what your money buys
Close to the Ashley River, the neighborhoods are old by suburban standards. The City's Avondale study dates Windermere to 1920, Carolina Terrace to 1930, Ashley Forest to 1931, Avondale and Moreland to 1940, Byrnes Downs to 1942 and Westwood to 1955. More than half of Avondale's buildings went up in the 1940s, in more than a dozen styles from bungalows and Minimal Traditional to ranches and Tudors, with brick the most common facade.
Farther out you'll find Wespanee, Northbridge Terrace, Shadowmoss and Carolina Bay, with most of West Ashley's big residential growth coming in the 1970s and 1980s. Older homes often need updates to roofs, sewer lines and drainage, so budget for a thorough inspection. Check the new construction directory for anything selling now.
Long Savannah: the big build off Bees Ferry Road
Long Savannah is the largest planned community in West Ashley: about 3,000 acres off Bees Ferry Road and Bear Swamp Road, inside the City of Charleston. The development agreement allows up to 4,500 homes (675 of them workforce housing) in about 10 neighborhoods, plus a 1,628-acre county park, a 203-acre city park and an 11.5-acre elementary school site the school district plans to buy.
It was first approved in 2008 and updated in 2015, and construction permits came in 2024. Pulte is selling homes now, advertised from about $387,000 to $737,000 when I checked in October 2026, and Mungo Homes has drive-under single-family homes coming. DRB Group is in city review for a 104-lot section.
Two things are still moving. Live 5 reported in September 2026 that the city worked with the developer to cut planned units by about 1,900, with no new total published yet, and the latest phases need revisions before another city review. The main entrance is planned as Long Savannah Parkway, an extension of Glenn McConnell from West Ashley Circle, and I couldn't confirm when it opens. If you're buying there now, ask the builder which road you'll use on day one.
Everything I know, with dates and sources, is on my Long Savannah page. For the established neighborhoods next door, see Grand Bees, Boltons Landing and Verdier Pointe.
Getting around
The main roads are US 17 (Savannah Highway), SC 7 (Sam Rittenberg Boulevard), SC 61 (Ashley River Road), Glenn McConnell Parkway and Paul Cantrell Boulevard, and I-526. The US 17 bridges over the Ashley are the main link to the peninsula, and they back up at rush hour.
Three projects matter. SCDOT's I-526 Lowcountry Corridor WEST will widen I-526 from two to four lanes each way from Paul Cantrell Boulevard to Virginia Avenue and rebuild the I-26 interchange, an estimated $3 billion job. The Main Road Corridor's Segment A, from Bees Ferry Road to Johns Island, is under construction with substantial completion expected in late 2028 and includes a Greenway extension to Bees Ferry Road. The Ashley River Crossing bike and pedestrian bridge, close to $100 million, connects the West Ashley Greenway to the peninsula and is scheduled to open in mid-2027.
Flooding and insurance
West Ashley's flood problems are mostly about rain and drainage, not just tides. The Church Creek basin covers more than 10,000 acres, including Shadowmoss, Hickory Hill, Grand Oaks, Village Green, Forest Lakes and Canterbury Woods. Tropical Storm Debby in August 2024 flooded roads and some homes in the Shadowmoss area, and the Church Creek gauge crested at 6.90 feet, its second-highest on record. The City has spent more than $4 million in that basin, turned the flood-prone Bridge Pointe townhome site into a 6-acre ecological park and adopted stricter stormwater rules there in 2020.
Closer in, the City's Forest Acres drainage project finished Phase 1 in 2018 and Phase 2B in early 2025. Charleston Water System also agreed in February 2026 to inspection and repair steps after storm-related sewer overflows in West Ashley. Run the address through the flood zone lookup, ask the seller about past water and get insurance quotes during your inspection period. Charleston County's current FEMA maps took effect in January 2021.
Property taxes: 4% vs 6%
A home you live in as your legal residence is assessed at 4% of value. Second homes and rentals are assessed at 6%. In Charleston County, a 4% legal residence also gets relief on the 145.2 mills of school operating tax, so a rental pays a lot more. Apply for the 4% ratio with the county assessor after you close.
On the county's 2026 millage card, City of Charleston parcels total 300.8 mills. Unincorporated parcels in the St. Andrew's Public Service District total 317.5 mills, and those in the West St. Andrew's Fire District total 243.1. Those numbers are before the 4% school relief and other credits.
Schools
West Ashley is served by Charleston County School District, whether the address is in the city or the county. Attendance zones change, so check the exact address with the official lookup (link below).
Things to do
Charles Towne Landing, at 1500 Old Towne Road, preserves the site of the 1670 English settlement, with the Animal Forest, a replica 17th-century ship and trails. The West Ashley Greenway runs about 8 miles on a former rail bed from Albemarle Road to Main Road. Ashley River Road leads out to Magnolia Plantation and Gardens and Middleton Place.
Avondale Point, along Savannah Highway at Avondale Avenue and Magnolia Road, is West Ashley's best-known restaurant and shopping strip. See what's on the calendar at community happenings.
Redevelopment and short-term rentals
Big commercial sites are changing. The 35.5-acre Ashley Landing redevelopment on Sam Rittenberg Boulevard broke ground in May 2025, with a new Publix, a city park, stormwater ponds, retail and affordable housing, and a target finish in 2028. MUSC announced plans in December 2025 to buy about 330,000 square feet of Citadel Mall for about $83.5 million to grow its health care presence there.
Short-term rentals depend on the parcel. In the City of Charleston, West Ashley is Category 3: the home must be the owner's full-time primary residence, one STR unit per property, plus an extra off-street parking space. In unincorporated county pockets, the owner-occupied Limited Home Rental is capped at 72 days a year. HOA covenants can be stricter. See the short-term rental rules page.
What people like
- Close to downtown, with older neighborhoods and mature trees near the river.
- The West Ashley Greenway, Charles Towne Landing and the Ashley River Road sites.
- Real investment underway: Ashley Landing, the Ashley River bike bridge and drainage work.
- Wide range of housing, from 1940s homes to later subdivisions.
What to weigh first
- US 17, Sam Rittenberg and I-526 back up at peak hours.
- Drainage and flood problems in the Church Creek basin and other low areas.
- Older homes often need sewer line, roof and drainage updates.
- Years of I-526 and Main Road construction ahead.
How far is West Ashley from…
| Destination | Drive, no traffic | Miles |
|---|---|---|
| Charleston International Airport | 15 min | 9.1 |
| Downtown (Marion Square) | 10 min | 5.6 |
| MUSC | 10 min | 4.8 |
| Boeing South Carolina | 15 min | 7.9 |
| Folly Beach Pier | 25 min | 12.4 |
| Isle of Palms County Park | 30 min | 18.6 |
| Nearest public boat landing Wappoo Cut Boat Landing | 10 min | 4.1 |
Measured from Sam Rittenberg Blvd at Ashley River Rd 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.
West Ashley neighborhood guides
Each guide has the HOA, the homes, flood notes and what's changing nearby, with sources, plus 2026 MLS sale prices.
- Ashley Park · median $358K, 22 sales
- Boltons Landing · median $577K, 24 sales
- Byrnes Downs · median $785K, 20 sales
- Carolina Bay · median $600K, 92 sales
- Grand Bees · median $512K, 20 sales
- Grand Oaks Plantation · median $450K, 63 sales
- Pierpont · median $425K, 17 sales
- Shadowmoss · median $530K, 62 sales
- Verdier Pointe · median $496K, 42 sales
West Ashley compared
- West Ashley vs Mount Pleasant: prices, drive times and trade-offs side by side
- West Ashley vs North Charleston: prices, drive times and trade-offs side by side
- West Ashley vs Summerville: prices, drive times and trade-offs side by side
Questions I've answered about West Ashley
- West Ashley vs James Island: which side of Charleston fits you?
- Charleston housing market, October 2026: are prices still going up?
Common questions about West Ashley
What is the median home price in West Ashley?
About $485,000, the median of monthly median sold prices for residential sales in ZIP 29414, the western part of West Ashley, CHS Regional MLS, Nov 2025 – Oct 2026. Homes sold at about 96.9% of their original asking price after an average of 43 days on market.
Is West Ashley its own city?
No. West Ashley is a part of Charleston west of the Ashley River. Most of it is inside the City of Charleston, with a few unincorporated Charleston County pockets. Check the parcel's tax district to be sure.
Does West Ashley flood?
Parts of it do, mostly from heavy rain. The Church Creek basin, including the Shadowmoss area, flooded during Tropical Storm Debby in August 2024. Check the FEMA zone and ask about past water for each property.
What is happening with I-526 in West Ashley?
SCDOT's Lowcountry Corridor WEST project will widen I-526 to four lanes each way from Paul Cantrell Boulevard to Virginia Avenue and rebuild the I-26 interchange, at an estimated $3 billion.
When will the Ashley River bike and pedestrian bridge open?
The City says the Ashley River Crossing is on schedule to open in mid-2027. It links the West Ashley Greenway to the peninsula just south of the US 17 bridges.
Can I run a short-term rental in West Ashley?
Inside the City of Charleston, only in your own full-time primary residence, with one STR unit per property and an extra parking space. In unincorporated county pockets, an owner-occupied rental is limited to 72 days a year.
Sources
- West Ashley (Wikipedia)
- City of Charleston: Avondale Area Character Appraisal (2021)
- City of Charleston: Church Creek Drainage Basin
- City of Charleston: Forest Acres Drainage Improvement Project
- City of Charleston: West Ashley Greenway Plan
- NWS Charleston: Tropical Storm Debby impact narratives (2024)
- Live 5: Charleston Water System agreement on West Ashley sewer overflows (Feb 2026)
- Live 5: Charleston County approves new FEMA flood maps (Oct 2020)
- I-526 Lowcountry Corridor
- Federal Permitting Dashboard: I-526 Lowcountry Corridor West
- Main Road Corridor project
- Post and Courier: Ashley River Crossing progress (Nov 2025)
- Live 5: Ashley Landing redevelopment (Jan 2026)
- ABC News 4: MUSC to acquire Citadel Mall space (Dec 2025)
- Charles Towne Landing (Wikipedia)
- Charleston County Auditor: 2026 millage levy
- City of Charleston: STR Category 3
- City of Charleston: STR FAQs
- Charleston County: Short Term Rental brochure
- SC DOR: Homeowner's Guide to Legal Residence
- Live 5: Long Savannah community moves forward as leaders try to ease West Ashley's growing pains (Sept. 24, 2026)
- Mungo Homes: Mungo Homes makes waves in West Ashley with its newest community, Long Savannah (Dec. 18, 2025)
- Post and Courier: Nearly 6,000 more homes are on tap for this 5-mile section of West Ashley (March 17, 2025)
Market figures: residential sales, ZIP 29414 and 29407, 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.