Helping buyers and sellers navigate Isle of Palms, Sullivan's Island, and Mount Pleasant — with the local knowledge that only comes from calling the Lowcountry home.
Raised in Summerville, SC, Austin Garland has had a lifelong connection to the Charleston Lowcountry. After attending Stillman College in Tuscaloosa, Alabama — where he played college baseball — he returned to the area that shaped him and made Mount Pleasant his home.
Austin's path to residential real estate began in commercial real estate accounting, where he witnessed firsthand the wealth-building power of property ownership. That perspective now informs every conversation he has with buyers and sellers — whether they're purchasing their first home, investing in a rental property on Isle of Palms, or navigating the design review process on Sullivan's Island.
Beyond real estate, Austin is deeply rooted in the East Cooper community. He coaches little league baseball for the Town of Mount Pleasant and is an active member of his local church. He believes the best agents aren't just transaction coordinators — they're neighbors who understand the streets, the schools, and the rhythms of the communities they serve.
Isle of Palms is a barrier island community just 25 minutes from downtown Charleston, offering some of the most coveted coastal living in South Carolina. With roughly 4,400 full-time residents, it maintains a small-town feel while providing easy access to the amenities of the greater Charleston metro.
The island's neighborhoods each carry their own character. Wild Dunes is a gated resort community on the island's northeast end, featuring two Tom Fazio golf courses, a full-service marina, and a mix of single-family homes and condominiums — making it a popular choice for vacation properties and short-term rental investors. Forest Trail and Waterway Island offer quieter residential settings with marsh and Intracoastal Waterway access.
Buyers should understand that Isle of Palms has unique considerations: flood zone designations vary significantly block by block, short-term rental regulations have been tightening, and flood insurance costs can materially impact carrying costs. The island also has a single point of road access via the IOP Connector, which matters during hurricane evacuations and summer traffic.
Mount Pleasant is the largest municipality in the Charleston metro and one of the most desirable places to live in South Carolina. It sits across the Arthur Ravenel Jr. Bridge from downtown Charleston and stretches from the historic Old Village along the coast up through rapidly growing communities in North Mount Pleasant.
The Old Village is Mount Pleasant's crown jewel — a walkable, tree-lined neighborhood with historic homes dating to the 1800s, centered around Pitt Street and just steps from the harbor. Shem Creek, the area's iconic waterfront district, offers waterfront dining, kayaking, and some of the best sunset views in the Lowcountry. Further north, communities like Park West, Dunes West, and Rivertowne offer newer construction, amenity-rich neighborhoods with pools, golf courses, and walking trails.
Mount Pleasant is home to the highly regarded East Cooper school district, which consistently ranks among the top in South Carolina. This drives significant demand from families relocating to Charleston. The area also offers excellent healthcare access, diverse dining, and a growing commercial corridor along Highway 17.
Sullivan's Island is one of the most exclusive residential communities in the Southeast. With roughly 2,000 full-time residents, a median home price above $4 million, and only about 35 homes changing hands per year, this barrier island operates in a category of its own among Charleston's beach communities.
What sets Sullivan's Island apart is what it doesn't have: no short-term vacation rentals, no high-rises, virtually no condominiums, and a rigorous design review process that preserves the island's historic, low-key character. The island is organized by "stations" — numbered cross streets running from the harbor entrance on the west end to Isle of Palms on the east. Middle Street anchors the social core with restaurants like Poe's Tavern, The Obstinate Daughter, and Dunleavy's Pub.
Buyers should understand that Sullivan's Island is a pure residential market — you can't offset ownership costs with rental income. The design review board adds months to any renovation or new construction project. And flood insurance is significant, with 99% of properties carrying some degree of flood risk. But for buyers seeking a walkable beach community with world-class dining, excellent schools, and a 15-minute drive to downtown Charleston, Sullivan's Island offers something genuinely rare.
Isle of Palms remains one of the strongest coastal markets in South Carolina. Median home prices are in the $1.9M–$2.3M range, though entry points exist in Wild Dunes condominiums at lower price points. Homes typically spend 80–126 days on market, and the buyer pool draws heavily from out-of-state — particularly Washington DC, New York, and Atlanta. Key factors affecting current deals include evolving short-term rental regulations, flood insurance costs (which vary dramatically by block), and the limited inventory of oceanfront properties. If you're considering Isle of Palms, understanding flood zone designations before you start your search can save significant time and money.
It depends on your priorities. The Old Village offers walkability, historic charm, and proximity to Shem Creek — but inventory is limited and prices reflect the demand. Park West, Dunes West, and Rivertowne are excellent options for families wanting newer construction, community amenities, and access to top-rated East Cooper schools. For more space and value, North Mount Pleasant communities along Highway 41 are expanding rapidly. I always recommend driving the neighborhoods at different times of day to get a feel for traffic patterns and community activity before committing to a specific area.
Sullivan's Island is one of the most exclusive barrier island markets in the Southeast, with a median home price above $4 million and only about 35 transactions per year. Key things to understand: the island prohibits short-term vacation rentals entirely, so you can't offset ownership costs with rental income. There's a rigorous design review process that adds months to any renovation or new construction project. Minimum lot sizes are a quarter acre, and nearly all housing is single-family. Flood insurance is significant — 99% of properties carry some flood risk. On the positive side, these restrictions are exactly what preserve the island's character and support its values. Sullivan's Island offers a walkable village with excellent dining, top schools, and a 15-minute drive to downtown Charleston.
Flood zone designations are one of the most important — and most overlooked — factors in a Lowcountry purchase. Properties in higher-risk zones (AE, VE) will require flood insurance, and premiums can range from a few hundred dollars to over $10,000 annually under the new Risk Rating 2.0 system FEMA implemented. Even within a single neighborhood, one property might be in a low-risk X zone while a home two blocks away sits in an AE zone. I always pull flood zone data early in the search process so my buyers can factor insurance costs into their total carrying cost — not discover them after going under contract.
The Charleston market has over 5,000 licensed agents, so the choice matters. Look for someone with specific knowledge of your target neighborhoods — not just general Charleston experience. A good test: ask the agent about school districts, flood zones, traffic patterns, and upcoming development in the specific area you're considering. If they can answer with specifics rather than generalities, that's a strong signal. Awards like RealTrends verification and local Top Producer designations indicate consistent transaction volume. And perhaps most importantly, choose someone who communicates the way you prefer — whether that's text, phone, or email — because real estate transactions require frequent, clear communication over several weeks or months.
Yes, but regulations vary significantly by municipality and are changing. Isle of Palms has been tightening short-term rental rules in recent years, including occupancy limits and licensing requirements. The City of Charleston has its own STR permit process with specific zoning restrictions. Mount Pleasant generally restricts short-term rentals in residential neighborhoods. Before purchasing an investment property, I help my clients verify current regulations with the relevant municipality, calculate realistic rental income projections based on actual comparable properties, and factor in all costs including property management, insurance, and maintenance. This due diligence upfront prevents costly surprises.
"Austin was a pleasure to work with through the entire process. He was patient with us as we worked through the home buying process, sometimes remotely, and found us the perfect home. He set up inspections for us and attended them when we could not be there. Highly recommend him!"— Brian B.
"Austin Garland sold my father's lake house for me; he was great to work with and helped me get the most out of the house. I really appreciated his attention to all details and the excellent communication with all phases of the sale."— Arthur B.
"Austin was very helpful in my purchase of a home long distance. He checked on and arranged things when I couldn't be there."— Pamela D.
"I worked with Austin Garland with The Cassina Group and the process and experience couldn't have been better. Highly recommend."— Tyler G.
Whether you're buying your first home in Mount Pleasant, investing in an Isle of Palms rental property, or exploring Sullivan's Island — I'd love to help you navigate the process.
Call Austin · 843.754.8428