Old Village in Mount Pleasant, SC

Moving to Old Village in Mount Pleasant, SC

The Neighborhood That Started It All

Old Village is the original Mount Pleasant. James Hibben laid out the streets back in 1803, and the bones of that design still hold up today. The grid pattern of live oak-lined roads, front porches facing the sidewalk, and homes set close enough to wave at your neighbors, that's not a developer's master plan. It happened naturally over two centuries.

Five English-style villages eventually merged to form what we now call Mount Pleasant. Old Village sits at the center of that history. It earned a spot on the National Register of Historic Places in 1973, and the Town added a local historic overlay district in 1979 to protect its character.

Location and Getting Around

Old Village sits in lower Mount Pleasant, right along Charleston Harbor. Downtown Charleston is about a 10-minute drive across the Ravenel Bridge during normal traffic. Sullivan's Island is roughly five minutes away. Shem Creek, with its boardwalk, shrimp boats, and restaurants, borders the neighborhood to the north.

One thing that sets Old Village apart from the rest of Mount Pleasant is how walkable it is. People bike to Pitt Street for coffee. Kids ride to school. Golf carts are everywhere. You can handle most of your daily errands without starting your car, and that's not something you'll find in the newer communities farther north on Highway 17.

What the Homes Are Like

There's no cookie-cutter feel here. You'll see everything from 1800s cottages with original wood weatherboards to updated Charleston-style singles with deep piazzas. Some homes have been restored to museum-quality condition. Others are more modest and carry the kind of character you can't replicate with new construction.

Lot sizes vary quite a bit. A few properties sit right on the harbor bluff with unobstructed water views toward the Charleston peninsula. Others are tucked along shaded interior streets where Spanish moss hangs low enough to touch.

If you're considering buying here, expect competition. Inventory stays low. Homes don't sit on the market long, and cash offers are common. Working with an agent who knows the neighborhood well before a listing hits MLS can make a real difference. View current Old Village listings here.

What to Know About the Historic District Rules

This is something most neighborhood guides skip entirely, but it matters. If your home falls within the Old Village Historic District boundaries, any exterior changes need approval from the Historic District Preservation Commission. That includes new construction, additions, demolition, fencing, and even certain window replacements.

You'll need to apply for a Certificate of Appropriateness (COA) before starting work. A pre-application meeting with town staff is required. The commission reviews projects based on detailed design guidelines that cover everything from roof types to siding materials.

Here's what doesn't require a COA:

• Interior renovations
• Paint color changes (as long as you pick from a historic color chart)
• Routine maintenance using approved materials

One helpful perk: South Carolina offers a 25% state income tax credit for qualifying rehabilitation work on eligible historic homes. That can offset a good chunk of renovation costs.

Landmarks and Local Favorites

Pitt Street is the main commercial strip, and it's small on purpose. You'll find Pitt Street Pharmacy, which has been serving old-fashioned milkshakes since 1937. The Post House Inn is a popular spot for dinner on a Friday night. A handful of boutique shops and small eateries fill in the rest.

Alhambra Hall is a waterfront event space that was once a ferry terminal. It overlooks Charleston Harbor and hosts weddings, community gatherings, and town events throughout the year. The old Pitt Street Bridge has been converted into a pedestrian pier — it's one of the best sunset spots in the entire Charleston area.

Shem Creek deserves its own mention. The boardwalk runs along the water and connects to restaurants, bars, and kayak launch points. Dolphins swim through the creek regularly. Shrimp boats still dock here, giving the area a working waterfront feel that most coastal towns have lost.

Schools Nearby

Families in Old Village are zoned for Mount Pleasant Academy (elementary), Moultrie Middle School, and Lucy Beckham High School. Lucy Beckham opened in 2021, taking pressure off the previously overcrowded Wando High. It's a modern campus with strong academics and a growing reputation in the area.

Flood Zones: Worth Understanding Early

Parts of Old Village sit in FEMA AE flood zones, especially near Shem Creek and the harbor. If you're financing a home in one of these zones, your lender will require flood insurance. Premiums vary based on your home's elevation certificate, but they can range from a few hundred dollars a year to well over a thousand.

Even homes outside AE zones aren't completely off the hook. FEMA data shows that roughly 30% of flood losses happen in lower-risk X zones. Getting an elevation certificate before you close is a smart move that can save you from surprises later. You can look up any address on the FEMA Flood Map Service Center.

Golf Cart Culture: A Few Things to Know

Golf carts are a real mode of transportation here. People use them for school drop-offs, trips to Pitt Street, and evening rides along the harbor. It's one of the things that makes Old Village feel more like a beach town than a suburb.

South Carolina does have rules, though. You need a valid driver's license, SCDMV registration, and proof of insurance. Standard golf carts are limited to roads with speed limits of 35 mph or less and can only be driven during daylight hours. If you want to ride after dark or on busier roads, you'll need a street-legal low-speed vehicle (LSV) instead.

Is Old Village Right for You?

Old Village works best for people who value character over square footage and walkability over gated amenities. It's a place where neighbors actually know each other, and the pace of life feels intentionally slower. If that sounds like what you're looking for, start by exploring other neighborhoods around Charleston to see how Old Village compares.