With an average of 230 days of sunshine each year, a low cost of living, and endless recreational activities, Charleston is a joy to call home. As the second most popular place to live in the U.S., metro Charleston is booming, not only with new residents but with new construction and property investment opportunities too. But with the Tri-County's rapid rate of growth comes increased real estate demand and complexity. That's especially true for commercial real estate transactions. According to CoStar, near-zero vacancy rates and short supply have forced rents and sales to reach record highs. At the same time, online medical and grocery purchases, along with last-mile delivery needs, have driven a new desire for industrial space.
It's safe to say that there is a lot of opportunity on the table for commercial real estate sellers and investors in South Carolina. But capitalizing on that opportunity without the proper market knowledge, relationships, or risk analysis can actually be counterproductive to your goals. That's where Coldwell Banker Commercial Atlantic's commercial real estate brokers in Charleston, SC, come into play.
As experts in the commercial real estate industry for more than 37 years, our brokerage provides the highest level of service to clients in today's rapid, constantly-changing business climate.
At Coldwell Banker Commercial, we pride ourselves on having local power and a global presence. Our clients entrust their complex and lucrative commercial real estate deals to us because they understand the value of working with brokers who are familiar faces within the community. On any given day, you could be standing next to one of our brokers at a grocery store or local restaurant. As your friends and neighbors, we're proud to call the Lowcountry home. Though we have local roots, our resources and expertise are backed by a global network. That power gives our commercial real estate clients peace of mind, knowing they have access to a dynamic and diversified brokerage of highly-trained and educated agents.
From general commercial leasing services and property management to investment guidance and new property site selection, our team works tirelessly to exceed your expectations and meet your goals. Whether you're looking to buy, sell, lease, or develop, our commercial real estate brokerage in Johns Island, SC provides the up-to-date advice and time-tested market knowledge needed to facilitate any commercial real estate transaction, large or small.
Some of the commercial real estate specialties we focus on in South Carolina include:
At the end of the day, our commercial brokers and agents aren't satisfied until you're a happy customer. That's why every service and decision we recommend is made with your best interests in mind.
Perhaps you're in a situation where you need more space for a growing business. Maybe, instead, you want to capitalize on low-interest rates and buy a commercial real estate investment property to bolster your portfolio. Whatever your needs may be, whether as an investor or a small business owner, your goals are probably the same: lock in the best value and negotiate optimal terms for leasing, buying, or selling. When it's all said and done, you want to minimize expenses and maximize your ROI.
Unfortunately, commercial real estate is complex by nature. Given today's ever-changing real estate landscape and the challenges of our economy, working with a commercial real estate agent is the savviest way to save money and lessen the likelihood of making a poor investment.
That's because the very best commercial real estate brokers, like those at Coldwell Banker Commercial Atlantic, do more than putting "for sale" signs in yards and in newspapers. They have the tools and training to source and present research apropos to your commercial real estate purchase or sale. They also have the ability to provide transaction and advisory services to ensure every aspect of your CRE process goes smoothly and efficiently. But we're getting ahead of ourselves. Here are a few of the biggest reasons to work with a commercial real estate broker in South Carolina.
One of the most valuable reasons for working with a commercial real estate brokerage is that staff have a deep understanding of South Carolina's real estate market. In the Lowcountry, trends and market conditions are constantly changing. Opportunities are lost and found daily.
With this market knowledge, your commercial real estate broker in Johns Island, SC, can provide an easy-to-understand analysis of various commercial properties within your budget. They'll know what relevant properties are leased or sold for and how much. Savvy commercial real estate brokers are also always informed on local demographics and market indicators that impact your commercial real estate goals. For instance, with COVID becoming a more accepted part of our lives, leasing, and sales in retail have taken off, especially for Class A and Class B centers.
At Coldwell Banker Commercial Atlantic, we specialize in several commercial real estate services. Though each service is comprehensive and will differ for each client, here is a brief overview to help you understand the scope of our abilities.
We're proud to say that our commercial real estate brokers in Johns Island, SC, are equipped with all the necessary skills and traits to make your life easier. From transactional needs to marketing strategies, our experience and market knowledge is second to none, allowing us to ensure your success in today's market.
In an ever-changing commercial real estate industry, our approach to property management is constantly evolving. Our team has extensive experience in commercial real estate management and recognizes its importance as a foundation for long-term value and wealth. As such, Coldwell Banker Commercial Atlantic provides tailor-made property management packages that meet your specific assets needs and objectives.
Whether you're entering a build-to-suite or remodeling a commercial property, our associates are ready to represent you with facility planning, design, construction, zoning restrictions, and so much more. If you're looking for a brokerage that can guide you through every step of the construction process with your goals and budget at heart, look no further than Coldwell Banker Commercial Atlantic.
Coldwell Banker Commercial Atlantic provides comprehensive investment analytics to better evaluate potential investments and increase return on those investments. Additionally, our team can facilitate single or multiple-location transactions and also find alternative financing recommendations if needed.
From selecting the perfect building site for your property to overseeing its initial construction, our associates provide experience and expertise when you need it most, covering every step and service of property development. If needed, our team can assemble the right professionals to ensure your property is developed to your unique specifications and applicable regulatory standards.
Our commercial real estate brokerage represents clients in both the disposition and acquisition of property and works directly with you to determine your needs. We then strive to improve efficiency and reduce costs. We also assist financial institutions and government agencies in the management and disposition of âtroubled properties.' Our firm incorporates its spectrum of services to efficiently turn these properties around and improve their value for ultimate disposition.
If you're just getting started in commercial real estate investing, you're probably searching for reliable advice and best practices to follow. While hands-on experience and guidance from a commercial real estate broker are always best, a little advice never hurts. After all, there's a wide world of opportunity out there. As you begin to build a more robust portfolio, keep these tips and tricks in mind.
Commercial real estate deals can take a lot longer than traditional single-family transactions. That's true throughout the entire process, from purchase, to renovation, to selling. That's not a bad thing - after all, having impatience is a good way to rush into a poor decision. Instead of a means to quick cash, think of commercial real estate deals as a large bonus or as a vehicle for retirement.
Many commercial real estate investors jump right into the multi-family property space. However, it's essential to keep other types of properties in mind, such as mobile homes, office buildings, land, and even mobile home parks. Forget about your comfort zone. Instead, weigh your options and choose a niche that helps you meet your goals.
Commercial loans are quite different than their residential counterparts. In some ways, they're better. Though down payments are typically higher, meaning you'll put more down, there's often no personal liability involved. Plus, commercial loans can be more forgiving when borrowing money for down payments. The bottom line is to search for the best lenders before making an offer. If you're having trouble, ask your commercial real estate broker for assistance, as they often have connections and partnerships with relevant entities.
If you're used to buying residential homes, you're probably familiar with some formulas, such as buying 75% of after-repaired value minus the estimated cost of repairs. Depending on the type of commercial property you're buying or selling, you'll have different formulas to learn. Two examples are Cap Rates and Net Operating Income. Learning these formulas can be very beneficial when making an offer.
If you find yourself discouraged with the commercial real estate game, remember that the team at your commercial real estate brokerage is there to make your life easier. At Coldwell Banker Commercial Atlantic, we have a powerful brokerage with a team of over 20 highly skilled and educated agents. Our job is to serve you, whether you're a new investor looking for your first deal or an experienced property owner looking for 1031 tax investment advice.
The full scope of the $3 million project would have brought updates to the school’s stadium and baseball fields.JOHNS ISLAND, S.C. (WCSC) - A project to bring much-needed renovations to athletic fields used by St. John’s High School’s baseball and softball teams has been pushed back and funds for the project have been diverted to other, more “priority” projects.The full scope of the $3 million project would have brought updates to the school’s stadium and baseball fields. It’s part of a...
The full scope of the $3 million project would have brought updates to the school’s stadium and baseball fields.
JOHNS ISLAND, S.C. (WCSC) - A project to bring much-needed renovations to athletic fields used by St. John’s High School’s baseball and softball teams has been pushed back and funds for the project have been diverted to other, more “priority” projects.
The full scope of the $3 million project would have brought updates to the school’s stadium and baseball fields. It’s part of a $54 million program the board approved back in February that covered nearly two dozen projects across the district. The district says $2 million from those projects has been reallocated to other priorities.
Millicent Traeye Middleton is the parent of a former student-athlete and sits on the school improvement council. She says they’ve been waiting years to have baseball fields that rival the facilities at other major high schools.
“The people moving here are taking their students off the island to go support other schools because they are already built up, they’re already developed,” Middleton said. “They have great education programs. They have great facilities.”
Many of the other renovations at the field will go ahead this year, but the baseball fields will not.
Currently, St. John’s students use the fields at John’s Island Park, which is owned by the City of Charleston. District staff said during a board meeting that the project has to be delayed while they work out a stormwater issue with the city. They say the project is getting pushed back about a year.
Darlene Dunmeyer-Roberson is the school board representative in the area where the high school sits. She says she’s extremely disappointed that the project is being put on hold.
“Inequities continue to shape how students experience school differently in rural areas. We do not always receive the same attention or resources as other district schools. Whether it’s experienced educators, corporate partnerships, or comparable athletic facilities to showcase our talents, the underlying factor remains the same,” Dunmeyer-Roberson wrote in a statement. “Students and families in rural areas of the District deserve the same level of support, opportunities, and educational outcomes as those in any other zip code. It is my expectation that the District Office will revisit St. John’s High School baseball/softball field project and make it a priority.”
Phase One of the project was supposed to start this year and would have included upgraded lighting, dugouts, new batting cages, improvements to the press box and bathrooms as well as new scoreboards. The fields themselves would have seen irrigation improvements. About half of the project would have been completed in Phase One. District staff say they will allocate more money to phase two and complete the whole project at one time next year.
The project was always planned for two fiscal years and would not have been upgraded/completed before the Spring 2024 season.
Copyright 2023 WCSC. All rights reserved.
JOHNS ISLAND, S.C. (WCBD) – Some Johns Island neighbors like the new traffic light, and some say it’s causing traffic issues on the island, but city officials say they’re working to make sure this new light doesn’t become a problem for drivers moving forward.The new traffic light at the intersection of Maybank Highway and Fenwick Hall Allee is causing quite a controversy a...
JOHNS ISLAND, S.C. (WCBD) – Some Johns Island neighbors like the new traffic light, and some say it’s causing traffic issues on the island, but city officials say they’re working to make sure this new light doesn’t become a problem for drivers moving forward.
The new traffic light at the intersection of Maybank Highway and Fenwick Hall Allee is causing quite a controversy amongst Johns Island neighbors. Some are appreciative of the addition.
“This light I feel like it does help a lot,” Johns Island resident Liz Jannetta said, “especially for this community.”
Some believe it’s the cause of increased commute times across the island.
“Little bit of a negative coming back because it starts to bottleneck,” Johns Island resident Marek Pawulski said. “People coming onto Johns Island and leaving Johns Island.”
But Charleston City officials say because the new light has only been in operation for a week, no one can definitely say it’s the reason for the congestion.
“I would say it’s speculation,” Robert Somerville, director of traffic and transportation for the City of Charleston, said. “We really need to get some data collected.”
Somerville says Charleston County has already begun the process of gathering that data.
“They have counters placed on Maybank so we can look at the volumes,” he said, “and compare it to pre-installation of the signal to the volumes that we’re seeing now.”
With more than 80 accidents at the intersection, including multiple fatalities, neighbors in the Fenwick Plantation subdivision would like others to see why this new light is needed.
“I have three teenage kids,” Jannetta said, “two who both drive now and putting them, before this light came, having them make lefts out of this neighborhood it was gut-wrenching. I don’t even know what else to say.”
And though some people see the new light as a main cause for backups on the island, they understand it was installed for everyone’s safety.
“If this light came in for the purpose to prevent accidents and save lives then I think it’s a good thing,” Pawulski said. “But like you said, I think they need to set up the timing a little bit better so it doesn’t bottle up towards Headquarters or way past River Road.”
Charleston City officials say they will continue working on the timing of the light, and they’re urging all drivers to be patient during that process.
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JOHNS ISLAND, S.C. (WCBD) – Trident Medical Center is looking to build a new hospital on Johns Island.A certificate of need was submitted by Trident Medical to the South Carolina Department of Health and Environmental Control (DHEC) in a step toward constructing a 50-bed acute care facility between Maybank Highway and Cane Slash Road.It would be directly across from the Live Oak Square development.“We are excited to continue making medical care more accessible to residents in our historically underserved comm...
JOHNS ISLAND, S.C. (WCBD) – Trident Medical Center is looking to build a new hospital on Johns Island.
A certificate of need was submitted by Trident Medical to the South Carolina Department of Health and Environmental Control (DHEC) in a step toward constructing a 50-bed acute care facility between Maybank Highway and Cane Slash Road.
It would be directly across from the Live Oak Square development.
“We are excited to continue making medical care more accessible to residents in our historically underserved communities,” said Trident Health President and CEO Christina Oh. “Currently on Johns Island and neighboring communities, it can take residents 30 to 45 minutes to drive to their nearest hospital, and often longer in heavy traffic and inclement weather. Our goal is to increase access to timely, high quality, and affordable health care services.”
Trident leaders estimate the cost of building the new hospital at about $277 million. They said that in the first three years, the Johns Island Hospital would create nearly 300 jobs, contribute to $10 million in non-income taxes to support the community and pay $70 million in salaries, wages, and benefits.
“Johns Island Hospital will mean many residents in the area won’t have to leave the island for work. This will be a great benefit to them and their families,” said Oh regarding job creation.
In addition, the new Johns Island Hospital would be located seven miles from James Island Emergency, which is Trident’s new freestanding ER on Folly Road, which is slated to open in the next few weeks.
The hospital would include 50 beds with space to expand to 150 beds. It would have 40 medical/surgical/stepdown beds, 10 ICU beds, 20 ER rooms, four operating rooms, two endoscopy rooms, and other resources.
Leaders say the third floor will also be designed for future expansion to include a labor and delivery unit and nursery.
“From our first discussions about building a hospital on Johns Island, we have been committed to creating a thoughtful plan that preserves the natural beauty of Johns Island. We will honor the strong Gullah Geechee cultures of the community; we will partner with the areas’ community and businesses; and will promote the important and unique contributions of Johns Island’s agricultural community,” said Oh.
Trident Health operates hospitals in North Charleston, Summerville, and Moncks Corner with three area freestanding emergency departments, and Live Oak Mental Health and Wellness. Its fourth freestanding emergency department is forthcoming.
SEABROOK ISLAND, S.C. (WCSC) - The potential for a new yacht club and several docks on Seabrook Island is concerning Sea Islanders and environmental advocates.Town of Seabrook leaders discussed those plans Wednesday, which would include the annexation of a portion of Charleston County into Seabrook island.The town’s planning commission voted 4-1 to recommend moving forward with the annexation to the town council.The nearly 18-acre site, called the “Andell Tract,” sits between Bohicket Marina and Betsy K...
SEABROOK ISLAND, S.C. (WCSC) - The potential for a new yacht club and several docks on Seabrook Island is concerning Sea Islanders and environmental advocates.
Town of Seabrook leaders discussed those plans Wednesday, which would include the annexation of a portion of Charleston County into Seabrook island.
The town’s planning commission voted 4-1 to recommend moving forward with the annexation to the town council.
The nearly 18-acre site, called the “Andell Tract,” sits between Bohicket Marina and Betsy Kerrison Parkway on Johns Island.
the plan includes a private Yacht Club and amenities such as a boat house, pool house and detached hotel containing 10 two-story cottages, according to town documents.
It also has public spaces including a boardwalk, pathways and a community crabbing dock.
Dana Beach, the founder of the Coastal Conservation League, said his two main concerns about the proposal are the environmental impacts on the water, and the crossing of Charleston County’s Urban Growth Boundary.
He said if The Town of Seabrook annexes this portion of Charleston County into their town for development, it could set a precedent for other local municipalities to do the same.
“The town may say ‘this is only a 20-acre parcel that in itself isn’t a big deal,” Beach said. “That’s what Charleston could say if it wanted to coming down from the north, that’s what Kiawah could say as it comes in from the East, even Folly Beach could say that.”
Robby Maynor, the Communities and Transportation Program Director for Coastal Conservation League echoed Beach’s point while addressing the planning commission at Wednesday’s meeting.
“There is an ongoing effort for collaboration between the municipalities on the sea islands to reaffirm that growth boundary to help strike a balance between development and preservation, this annexation would be a step in the wrong direction,” Maynor said.
The majority of the 544 written comments and 10 in person comments were against the development, although some community members spoke in its’ favor.
“I believe a Yacht Club is an amenity that fits perfectly within our diverse group of people,” Seabrook resident, Jackie Helline, said.
Mike Shuler, the Owner and Managing Partner for Bohicket Marina Investors, said he respectfully disagrees with the fear that this annexation may set a precedent for other municipalities to cross Charleston County’s Urban Growth boundary.
“What we are annexing is part of Seabrook’s comprehensive plan. Whether it crosses an Urban Growth Boundary, in my opinion, isn’t relevant here,” Shuler said. “Not to mention, further expansion beyond the property we are contemplating here is not possible because of conservation easements that are in place.”
Copyright 2023 WCSC. All rights reserved.
The South Carolina Office of Resilience has announced they will be giving several million dollars to the City of Charleston to improve drainage on Johns Island.JOHNS ISLAND, S.C. (WCSC) - The South Carolina Office of Resilience has announced they will be giving several million dollars to the City of Charleston to improve drainage issues affecting around 500 acres of Johns Island.Stormwater Management Director Matthew Fountain said Monday the city is trying to build a naturalized area and a new stream near the homes of the Barbe...
The South Carolina Office of Resilience has announced they will be giving several million dollars to the City of Charleston to improve drainage on Johns Island.
JOHNS ISLAND, S.C. (WCSC) - The South Carolina Office of Resilience has announced they will be giving several million dollars to the City of Charleston to improve drainage issues affecting around 500 acres of Johns Island.
Stormwater Management Director Matthew Fountain said Monday the city is trying to build a naturalized area and a new stream near the homes of the Barberry Woods neighborhood off Maybank Highway to reduce flooding.
“Getting this grant in helps close the funding gap,” Fountain said. “We’ve seen some huge cost increases over the last three to four years as everybody knows in construction, especially.”
Fountain said the $4.6 million grant from the state will cover about half of the project’s $10 million price tag. He added the city has invested a couple million dollars alone buying up nearby vacant properties.
Neighbors also shared videos of how extreme the flooding was during Hurricane Ian in Barberry Woods, with one neighbor who could be seen taking his children on a kayak ride along the street.
Fountain said the state’s grant money will help cover some of the construction costs, including tree clearing, digging out soil and reshaping the land. The project also calls for a 20-to-25-acre area complete with walking trails.
“The water can basically act like in a natural wetland system over the top of the stream banks and hold in the wetland areas instead of being in people’s roads and streets,” Fountain said.
A few years ago, the city, in conjunction with the Dutch embassy, brought over experts from the Netherlands, Europe and across the country to recommend ways to address flooding. Fountain said this project was one of those recommendations.
“How do you restore the ability of the land to handle the water like it used before you basically did all this development in the area,” Fountain said. “This project is directly looking at how do we take land that could be developed into something – commercial or homes – and basically convert it back into wetlands and streams like it would have been hundreds of years ago potentially to help manage the flooding challenges that are currently affecting the developed properties around it.”
Neighbors like Brian Mack said they are glad a potential solution is underway.
“We get a lot of the drainage from neighborhoods up the road, and it tends to pool down here in the middle of the road and come out toward our house and the back of the neighborhood,” Mack said.
Mack said his neighbors have to prepare in case of heavy rain, so they’re not stuck.
“Some cars have to park in the front and either walk barefoot through or put galoshes on just to get to their homes,” Mack said.
Fountain said he expects to receive these state funds in the next month or so, and they’re on track to start construction in about a year to a year and a half.
“It’ll take a little bit of time, but upon completion of the project, one of the advantages of something like this is you’ll see immediate improvements,” Fountain said.
Copyright 2023 WCSC. All rights reserved.