Marsh PointJames Island, SC Join the waitlist

Phase two · James Island, Charleston SC

Twenty-six homes at the edge of the marsh

Marsh Point is one building on one piece of ground, not a list of places for sale. Phase one is finished and lived in. Phase two is the second building: studios, one-bedrooms and two-bedrooms from $310,000, with the first closings targeted for October 2027. Plans, prices and the build schedule are all on this page, and the parts still open to change are marked.

Join the phase two waitlist See the three plans
  • $310,000studio, before options
  • 512 to 1,105square feet inside
  • +21 feetfirst floor above mean low water
  • Oct 2027first closings, target
Building A · phase one Building B · phase two
Homes start here Cars park underneath 0 ft 4 ft 8 ft 12 ft 16 ft 20 ft 24 ft +21 ft · First floor of homes +14 ft · Parking deck, open on all sides +12 ft · FEMA base flood elevation +8 ft · King tide +6 ft · Mean high tide +0 ft · Marsh mud at mean low water
Section from the permit set. Every height is measured above mean low water in the creek behind the site.

The thing people ask about first

Built high, on purpose

This is Lowcountry ground. King tides push into the creek a few days a month and storm surge is part of the deal, so the building starts above the water instead of arguing with it.

Concrete pilings, then air, then homes

Pilings go down to load-bearing sand, well below the mud. Above them sits an open parking deck at +14 feet with no walls to trap water. The first floor of the homes is at +21 feet, nine feet over the base flood elevation FEMA has set for this parcel.

Why the number matters to your wallet

Flood insurance is priced off elevation. Nine feet of freeboard is not a slogan, it is a line on the certificate your lender will read. We hand you the elevation certificate for your own unit at closing.

Ask your insurance agent for a quote at +21 feet before you assume the worst. We can send the survey and the flood zone letter the same day you ask for them.

Marsh Point Lane Building A phase one, occupied Building B phase two, 26 homes Courtyard and mail kiosk Guest parking Boardwalk Viewing dock Tidal creek Protected marsh, no building N100 feet
Site plan. Building A is phase one, already occupied. Building B holds the twenty-six homes now selling.

The site

Where the twenty-six homes sit

Two buildings, a courtyard between them, and a boardwalk out over the grass to a dock you can stand on at high tide. Everything behind the buildings is protected marsh, so nothing else gets built there.

What is on the ground

  • Parkingone covered space per home, under the building
  • Guest parkingfourteen open spaces by the drive
  • Boardwalk210 feet out to the viewing dock
  • Courtyardmail kiosk, bike racks, outdoor shower
  • Lift and staircentre of the building, both floors served

Homes on the creek side look straight over the grass. Homes on the drive side look at live oaks and the courtyard, and they cost less. We will tell you which is which before you pick, not after.

Which floor you end up on

Four floors of homes above the parking deck, five homes per floor, the same mix on every level. The lift and stair sit in the middle, so no home is more than about seventy feet from either.

Higher floors see further over the marsh and cost a little more. Floor one is the quietest for anyone who would rather not wait for a lift with groceries.

Floor 4 2 bed 1 bed 1 bed Studio 2 bed Floor 3 2 bed 1 bed 1 bed Studio 2 bed Floor 2 2 bed 1 bed 1 bed Studio 2 bed Floor 1 2 bed 1 bed 1 bed Studio 2 bed Lift and stair Parking Grade at the marsh edge Marsh view
Section through Building B: parking below, four floors of homes above, the marsh side to the right.

Floor plans

Three layouts, drawn to the same scale

Square footage is measured inside the walls. Balconies are extra and counted separately. Prices are for the phase two release and hold until we publish a new price sheet, which we do in writing, not quietly.

Balcony 10' × 6' Entry 5' × 7' Bath 8' × 7' Closet 4' × 7' Kitchen 9' × 7' Living and sleeping 26' × 13' From lobby 26' 0" 20' 0" N 10 feet

Studio

from $310,000

The kitchen, bath and closets run along the corridor wall, which leaves the whole marsh side as one open room. A queen bed fits along the west wall with the sofa still facing the water.

  • Inside512 sq ft
  • Balcony10 ft × 6 ft
  • Bathone, with a walk-in shower
  • Parkingone covered space
  • Floors offeredone through four

Six of the twenty-six homes are studios. Four of those face the marsh.

Balcony 12' × 6' Bedroom 13' × 11' Bath 7' × 11' Closet 4' × 11' Entry 6' × 11' Living and dining 17' × 14' Kitchen 13' × 14' From lobby 30' 0" 25' 0" N 10 feet

One bedroom

from $384,000

A real bedroom with a door, a bath off the hall rather than off the bedroom, and a kitchen you can cook in with someone else in the room. The living room opens onto the balcony through a sliding door.

  • Inside742 sq ft
  • Balcony12 ft × 6 ft
  • Bathone, tub and shower
  • Laundrystacked washer and dryer in the closet
  • Floors offeredone through four

Twelve of the twenty-six homes are one-bedrooms. Eight face the marsh.

Balcony 14' × 8' Primary bedroom 14' × 13' Ensuite bath 7' × 13' Walk-in 4' × 13' Entry hall 6' × 13' Bedroom two 7' × 13' Living and dining 16' × 16' Kitchen 9' × 16' Bath two 6' × 16' Laundry 7' × 16' From lobby 38' 0" 29' 0" N 10 feet

Two bedroom

from $469,000

Bedrooms at opposite ends, which matters if one of them is a guest room or an office. The primary has its own bath and a walk-in closet. The balcony is deep enough for a table and two chairs, not just a rail to lean on.

  • Inside1,105 sq ft
  • Balcony14 ft × 8 ft
  • Bathstwo, one ensuite
  • Laundryown room, side by side machines fit
  • Floors offeredone through four

Eight of the twenty-six homes are two-bedrooms. All eight face the marsh.

Dimensions on these drawings come from the permit set and are taken to the face of the framing. The final measured area of your home can land a little over or under the number above. We measure every unit before closing and put the result in writing.

Finishes

What comes finished, and what does not

Everything below is in the base price. No allowance games, and no credits you have to spend at a showroom to get what was in the drawing.

Kitchen

Built to be used

Flat-panel cabinets to the ceiling, quartz counters, undermount sink, induction range, hood vented outside, dishwasher and refrigerator included. Two-bedroom homes get an island with seating for two.

Floors

One surface throughout

Engineered oak plank through the living space and bedrooms, laid over an acoustic mat so your neighbour below is not part of your day. Porcelain tile in the baths. No carpet anywhere.

Windows and doors

Rated for the coast

Impact-rated windows and sliding doors, aluminium frames, low-E glass. They stay in during a storm, so there is nothing to bolt on and nothing to store in the closet all summer.

Bath and laundry

Tile, not panels

Tiled shower walls to the ceiling, glass door, quartz vanity top, exhaust fan on a timer. Washer and dryer are included in every home and connected before you get the keys.

Not in the base price

Window coverings, ceiling fans, closet build-outs beyond the shelf and rod, and anything you want moved after framing is done. We quote those in writing and show them as separate lines on your contract.

Choices you actually get

Two cabinet colours, two counter options, two floor tones. You pick at contract, and the deadline to change your mind is on the selection sheet. After framing is closed up, plumbing and electrical stay where they are.

Build schedule

Where the build stands today

Updated at the start of every month. If a date moves, it moves here first, before anyone has to ask us about it.

Pilings driven May 2026 Parking deck poured Aug 2026 Framing to floor 4 Dec 2026 Roof, windows, dry-in Apr 2027 Cabinets, floors, paint Jul 2027 Inspections, first closings Oct 2027 Solid line: finished work. Dashed line: planned, weather and inspections permitting.
Two stages are finished. The rest are planned dates, held to the weather and to the inspection calendar.
  1. May 2026

    Pilings drivenDone

    Ninety-four concrete pilings to load-bearing sand. Pile logs are on file with the county and we will show them to you.

  2. Aug 2026

    Parking deck pouredDone

    The deck at +14 feet is cast and cured. This is the floor you park on and the slab the homes sit over.

  3. Dec 2026

    Framing to floor fourIn progress

    Steel and framing go up one floor at a time. You can watch it from the phase one courtyard, and we post photographs every Friday.

  4. Apr 2027

    Roof, windows, dry-inPlanned

    Once the building is closed up, interior work stops depending on the weather. This is the date that matters most to the schedule.

  5. Jul 2027

    Cabinets, floors, paintPlanned

    Your selections get installed. We walk you through your own home at this stage, hard hat and all.

  6. Oct 2027

    Inspections and first closingsTarget

    Certificate of occupancy, then closings in the order homes were reserved. Ten to fifteen homes should close that month, the rest by December.

Holding a home

How a home gets held for you

Five steps, no auction, no bidding against another buyer in the room. Homes are released in the order people join the list.

  1. Pick a plan and a floor

    We show you what is unsold that week, with the price for each specific home. Nothing is priced on the spot.

  2. Sign and send $5,000

    The reservation names your unit and freezes its price. Money goes to an escrow account with a Charleston closing attorney, not to us.

  3. Ten days to change your mind

    Cancel inside ten days for any reason and the $5,000 comes back in full. Nobody calls to talk you out of it.

  4. Contract and deposit

    After the ten days, the reservation becomes a purchase contract and the deposit goes to five per cent of the price, still in escrow.

  5. Walkthrough, then closing

    You walk the finished home with our superintendent. Anything on the list gets fixed before you sign, or the money is held back until it is.

Your lender is your own choice. We work with three local ones who know how this building is built and how it is insured, and we will introduce you if that helps. There is no charge and no requirement to use them.

Read this part

What can still change

Everything on this page is true on the day it was posted. Some of it is a plan, and plans move. Here is exactly which parts.

  • Floor plansfrom the permit set, subject to field changes
  • Room dimensionsto framing, final measure at closing
  • Datestargets, not guarantees
  • Pricesunsold homes can be repriced with notice
  • Drawingsdrawn by hand, not photographs of a finished building
  • HOA duesestimate only until the budget is filed

A reserved home keeps the price on its reservation, in writing. Anything unsold can be repriced. Structural changes during construction happen on any project, and when one affects your unit we tell you and send the revised drawing, rather than letting you find it at the walkthrough.

The estimated HOA dues are published on the price sheet. They cover building insurance, the lift, grounds, the boardwalk and reserves. Until the budget is filed with the state, treat the figure as an estimate and nothing more.

Marsh Point James Island Downtown Charleston Ashley River Charleston Harbour Folly Road Folly Beach Salt marsh about 15 minabout 20 min
Sketch map, not to scale. Drive times are rough and depend on the bridge, like everything else on James Island.

The island around it

Getting around from here

Marsh Point sits off Folly Road, about ten minutes south of the connector. Downtown Charleston is roughly fifteen minutes by car outside rush hour, and Folly Beach is about twenty going the other way.

Groceries, a hardware store and a decent coffee shop are inside two miles. The county boat landing is a five minute drive, and there is a kayak rack in the courtyard for anyone who would rather put in from the dock at high tide.

The site is in the Charleston County School District. School assignment depends on the address and the year, so check the district map rather than taking a builder's word for it.

What owners in phase one say

This is where comments from phase one owners will go, with their names and the month they moved in. Phase one closed recently and we have not asked anyone for a written comment yet. We would rather leave the space empty than fill it with sentences nobody said. If you want to speak to an owner before you reserve, ask us and we will introduce you to two of them.

Questions buyers ask first

What are the HOA dues?

The current estimate is on the price sheet, and it covers building insurance, the lift, grounds keeping, the boardwalk, water and sewer, and reserves. It is an estimate until the association budget is filed. Ask for the draft budget and we will send it.

Do I need flood insurance?

Your lender will almost certainly require it. The rate depends on the elevation certificate for your unit, which puts the first floor at +21 feet, nine feet over the base flood elevation. Get a quote before you assume the number.

Can I rent my home out?

Long term, yes, with a minimum lease of six months. Short-term rental is not allowed under the declaration, and James Island rules restrict it as well. If your plan is nightly rental, this building is the wrong one.

Are pets allowed?

Two per home, no weight limit, no breed list. There is a hose and an outdoor shower in the courtyard, which every dog on the marsh ends up needing.

What happens to my deposit if the building is late?

Deposits stay in escrow until closing. The contract sets an outside date, and if we pass it you can cancel and take your money back with interest. We would rather tell you a date slipped than lose you at the end of it.

Can I change the layout?

Small things, yes, if you ask before framing closes: an extra outlet, a different cabinet colour, no upper cabinets on one wall. We do not move plumbing or take out walls, because the building is engineered as one piece.

Is there a sales office on site?

There is a sales gallery in the phase one courtyard, open by appointment. We will walk you through the site if you have closed shoes on, and no further than the superintendent allows that day.

Who built phase one?

The same team, on the same drawings, finished last year and occupied. Ask us for the certificate of occupancy and the punch list summary. Both are public, and we hand them over without a fuss.

One step

Join the phase two waitlist

Tell us which plan interests you and we will send the current price sheet, the estimated dues and the release dates. No obligation, and we do not sell your details to anyone.

Digits, spaces and brackets. We call once, then follow your lead.
Floor preference, marsh side or courtyard side, financing questions.

Would you rather talk? Call the sales gallery on +1 843 555 0118, Tuesday to Saturday, 10am to 5pm. Site visits by appointment only, because it is an active building site.