Living in Seaside Farms, Mount Pleasant: Homes, Flood, Location

What's selling in Seaside Farms

From Jan 1, 2026 to Oct 21, 2026, 22 homes sold in Seaside Farms at a median of $1,024,000, 14% above the median for Mount Pleasant. Most sold between $725K and $1.9M. The homes that sold were 73% single-family detached and 27% townhomes or condos, with a median year built of 2002. With this few sales, one or two big or small homes can move the median, so read it as a range.

Developer: The Beach Company (Also behind The Shoppes and Marais)
Built: Mostly 1999 to 2006 (Per 2026 MLS sales; a few newer)
Government: Town of Mount Pleasant (County GIS lists the streets as town)
Amenities: Pool, playground, walking trails (Plus The Shoppes at Seaside Farms)

Where it is and getting around

Seaside Farms sits on the south side of the Isle of Palms Connector in Mount Pleasant. Long Grove Drive is the spine, running from the shopping area back to Rifle Range Road, and Riviera Drive ties into the Connector. Residential streets include Canyon Oaks Drive, Sea Palms Crescent, Center Lake Drive, Magnolia Woods Drive, Palmetto Peninsula Drive, Wild Olive Drive and Cape Jasmine Court.

The draw is the location: the Isle of Palms is a short drive out the Connector, and listings put downtown Charleston about 8 miles away with access to I-526 and Highway 17. One listing notes neighbors taking golf carts to the restaurants at the Shoppes.

The homes and lots

This is a mixed neighborhood. Expect single-family homes, townhomes and condos, from smaller attached units up to large marsh-side houses. In 2026 MLS sales, about three quarters were detached homes and the rest attached. Most were built from 1999 to 2006, though there are newer exceptions, like a 4,969 square foot home on Cape Jasmine Court finished in late 2019.

The Beach Company developed Seaside Farms, and Mount Pleasant Magazine (2018) featured a home there built by its subsidiary, Gulf Stream Construction. The company's newer Marais section adds 106 townhomes on 21 acres with marsh views. If you're comparing homes here, ask which section it's in, because covenants and fees can differ.

Amenities, HOA and the Shoppes

Listings point to a pool, a playground and walking trails, and one names the Cathedral Oaks section. Agents describe the HOA as low cost, but I couldn't find dues published by an association, so ask for the current budget, the transfer fee and the covenants for the specific section before you write an offer.

The Shoppes at Seaside Farms is part of the community, with more than 40 shops and restaurants, plus the 252-unit Riviera apartments. The big change: Harris Teeter closed its store there at the end of May 2025 (Post and Courier, Sept. 8, 2025), and The Beach Company announced Construction Resources' 45,000 square foot CR Design Center for the space, slated to open in spring 2026.

Flood, rentals and the fine print

Much of Seaside Farms is low ground near the marsh. When I spot-checked streets against Charleston County's FEMA flood layer, Canyon Oaks Drive, Sea Palms Crescent, Palmetto Peninsula Drive, Wild Olive Drive, Wisteria Wall Drive, Cape Jasmine Court and Seaside Farms Road came back Zone AE, with a piece of Canyon Oaks touching Zone VE. Center Lake Drive and Long Grove Drive came back Zone X, and Magnolia Woods Drive was split. Plan on flood insurance for many homes here. Check the exact address with my flood zone lookup and ask for an elevation certificate and a current flood insurance quote.

Short-term rentals in Mount Pleasant need an annual town permit, and the town caps them at 400 townwide. Each permit holder can hold two, must show at least 24 rental nights and 4 bookings a year, and needs a local contact who can respond within an hour (town zoning code, Sec. 156.515 to 156.524). HOA covenants can be stricter. Details are on my short-term rental rules page.

Schools

Seaside Farms is in the Charleston County School District. Attendance zones can change, so check the exact address with the district's official lookup: Charleston County school zone map.

What people like

Short drive to the Isle of Palms
Shops and restaurants inside the community
Mix of homes, townhomes and condos at different sizes

What to weigh first

Many streets are in FEMA Zone AE, so flood insurance is likely
Commercial traffic around the Shoppes
Most homes are 20+ years old, so check roofs and systems

Common questions about Seaside Farms

How much do homes cost in Seaside Farms?

The median sale was $1,024,000 across 22 closed sales from Jan 1, 2026 to Oct 21, 2026 (CHS Regional MLS), with most selling between $725K and $1.9M. That's 14% above the median for Mount Pleasant ($895,000). The median price per square foot was $480.

Does Seaside Farms have an HOA?

Listings describe a low-cost HOA with a pool, playground and walking trails, and sections like Marais and Cathedral Oaks may have their own rules. I couldn't find dues published by an association, so get the budget, transfer fee and covenants for the exact home.

Is Seaside Farms in a flood zone?

Many streets are. Most of the residential streets I checked came back FEMA Zone AE, with a piece of Canyon Oaks Drive touching Zone VE, while Center Lake Drive and Long Grove Drive were Zone X. Run the exact address through my flood zone lookup.

Can I rent my Seaside Farms home short term?

Seaside Farms is in the Town of Mount Pleasant, which requires an annual permit and caps short-term rentals at 400 townwide, with no permits in triplex or larger multiplex buildings. HOA covenants can be stricter. See my short-term rental rules page.

What's changing at the Shoppes at Seaside Farms?

Harris Teeter closed there in May 2025. The Beach Company announced in September 2025 that Construction Resources would open a 45,000 square foot CR Design Center in the space in spring 2026.

More about the area: Mount Pleasant guide · all neighborhoods

Sources

Sales figures: closed residential sales recorded under the Seaside Farms subdivision name in the CHS Regional MLS, Jan 1, 2026 to Oct 21, 2026. Medians, not appraisals. Deemed reliable but not guaranteed. Other details checked against the sources above on October 22, 2026; HOA rules and fees change, so get current documents before you buy.

Seaside Farms, Mount Pleasant