Living South of Broad, Charleston: Homes, BAR, Flooding

South of Broad, Downtown Charleston

South of Broad is the residential tip of the Charleston peninsula, below Broad Street and down to the Battery and White Point Garden. It sits in the city's Old and Historic District, created in 1931, so exterior changes go through the Board of Architectural Review. Homes are mostly 18th and 19th century townhouses and Charleston single houses with walled gardens. Over Jan 1, 2026 to Oct 21, 2026, 91 homes sold here at a median of $3,295,000.

By Barry Cunningham, REALTOR®. Updated October 22, 2026.

What's selling in South of Broad

From Jan 1, 2026 to Oct 21, 2026, 91 homes sold in South of Broad at a median of $3,295,000, 424% above the median for the MLS city of Charleston. Most sold between $1.24M and $7.4M. The homes that sold were 76% single-family detached and 24% townhomes or condos, with a median year built of 1880.

Location: Below Broad Street to the Battery, Ashley River to East Bay Street (Southern tip of the peninsula)
Historic district: Old and Historic District, created 1931 (The first locally protected historic district in the U.S.)
Design review: Board of Architectural Review (BAR) (Visible exterior work and any demolition need approval)
National Register: Listed 1966 (Part of a National Historic Landmark district since 1960)

Where it is and getting around

South of Broad is the bottom of the downtown Charleston peninsula: everything below Broad Street, from the Ashley River side over to East Bay Street and down to the Battery and White Point Garden. Rainbow Row on East Bay Street is here.

At the north edge, Broad and Meeting form the Four Corners of Law: City Hall, the County Courthouse, the federal courthouse and post office, and St. Michael's Church, built in 1761. Streets are narrow, some are cobblestone, and sidewalks bend around old live oaks. Plan on off-street parking being a real feature, not a given.

The homes

Most homes are large 18th and 19th century townhouses and Charleston single houses. A single house turns its narrow end to the street, with the front door on the long side opening onto stacked porches called piazzas. Tall brick walls hide private gardens behind many of them.

House museums in the neighborhood include the Heyward-Washington House, the Nathaniel Russell House and the Edmondston-Alston House. If you're buying here, budget for old-house work: structure, moisture, termite history and the cost of doing repairs the way the BAR expects.

The Old and Historic District and the BAR

Charleston's 1931 zoning ordinance created the Old and Historic District and the Board of Architectural Review. It's described as the first historic district protected by local law in the country. The area was added to the National Register of Historic Places in 1966.

The BAR reviews all new construction, alterations and renovations visible from the street. Smaller work like painting, repairs, signage and sitework usually goes to city staff. Inside the Old and Historic District, any demolition, of any age, goes to the BAR. Bigger projects go to BAR-Large and smaller ones to BAR-Small, so ask an architect how long approval will take before you plan a renovation.

The Battery and tidal flooding

The low ground along Murray Boulevard and the Battery takes tidal and storm water. The city rebuilt the Low Battery seawall in phases from Tradd Street to the East Battery turn, raising it to match the High Battery and designing for about 2.5 feet of sea level rise. The city marked completion on Feb. 18, 2026.

That helps, but it doesn't make every street dry. Check any address with the flood zone tool, ask about past water in the ground floor and get a flood insurance quote before you commit.

Schools

Homes here are in Charleston County School District. Assignments go by street address, so check any specific home with the district's official Charleston County School District lookup.

What people like

Some of the oldest and best preserved homes in the country.
Walkable to Broad Street, the waterfront and White Point Garden.
Strong design protections from the BAR keep the streetscape intact.

What to weigh first

BAR review adds time and cost to exterior work.
Tidal and storm flooding on low streets near the Battery.
Old-house upkeep and limited off-street parking.

Common questions about South of Broad

How much do homes cost in South of Broad?

The median sale was $3,295,000 across 91 closed sales from Jan 1, 2026 to Oct 21, 2026 (CHS Regional MLS), with most selling between $1.24M and $7.4M. That's 424% above the median for the MLS city of Charleston ($629,000). The median price per square foot was $1153.

Do I need BAR approval to change my house South of Broad?

For exterior work visible from the street, yes. Painting, repairs and small changes usually go to city staff. New construction, larger alterations and any demolition in the Old and Historic District go to the Board of Architectural Review.

Are short-term rentals allowed South of Broad?

Only in a narrow case. South of Broad is in the city's Old and Historic District, which is Category 1: the rental unit must be in a building individually listed on the National Register of Historic Places, the home must be the owner's full-time primary residence with the 4% rate, only 1 unit per property is allowed, and you need 1 extra off-street parking space. See short-term rental rules.

Does South of Broad flood?

Low streets near the Battery and Murray Boulevard take tidal and storm water. The city rebuilt the Low Battery seawall, finished in 2026. Check the exact address with the flood zone tool and get a flood insurance quote.

Is South of Broad in the historic district?

Yes. It's in the city's Old and Historic District, created in 1931, and in the Charleston Historic District on the National Register, listed in 1966.

More about the area: Downtown Charleston guide · all neighborhoods

Sources

Sales figures: closed residential sales recorded under the South of Broad 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.