Folly Beach
Folly Beach Homes for Sale and Market Guide
By Blake Heron, Realtor, Heron Homes CHS with eXp Realty.
Folly Beach is the beach town at the end of Folly Road, a barrier island between the Atlantic Ocean and the Folly River, with single family homes built from the 1930s to the 2020s, and condos and townhomes.
Blake's read on the market. Folly Beach gives buyers time and room to negotiate. Homes sold for a median 96.1% of list price after 81 days on the market. Single family homes sold at a median of $1.48M, about double the $705K median for single family homes across James Island, and the 9 single family homes marked beachfront in the MLS sold at a median of $2.78M. Condos and townhomes are the most accessible way onto the island, at a median of $715K.
What different homes sell for
Median sale price over the past 12 months.
Homes sold by price, past 12 months
Every closed sale, all residential, Charleston MLS, October 2025 through September 2026. Boat slips are not counted.
Streets buyers ask me about
Single family sales, past 12 months, Charleston MLS.
East Arctic Avenue
8 single family sales at a median of $2.64M, topped by $3.1M, and 4 of them marked beachfront.
East Ashley Avenue
The most active street, with 13 single family sales at a median of $1.25M, up to $2.85M.
West Ashley Avenue
Home to the top sale of the year, a beachfront home at $3.9M.
Mariners Cay
Condos and townhomes on the marsh, among the lowest prices on the island, with 10 sales from $398K to $625K.
Flood zones on Folly Beach
Homes sold in the past 12 months, by FEMA flood zone
78 of the 88 homes sold here in the past 12 months sit in a high risk flood zone on FEMA’s current map, where federally backed mortgages require flood insurance. 6 of them are in a V zone, where FEMA also maps storm waves. Another 9 sit in the moderate risk zone and 1 in the minimal risk zone. A zone describes the land, not the house, so the elevation of each home still drives what insurance costs.
Have a home on Folly Beach in mind. Text me the address at 843-718-6338 and I will pull its flood zone and the elevation certificate if one exists, and connect you with a licensed insurance agent for a flood quote.
Compare flood zones across 34 Charleston neighborhoods
Flood zones from FEMA’s National Flood Hazard Layer, matched to each sale’s mapped location in the Charleston MLS, closed sales October 2025 through September 2026. 6 sales without an exact map location are left out. Zones can change when FEMA updates its maps. Pulled October 2026.
What to know before you buy on Folly Beach
Short term rentals
Folly Beach has its own rules and permits for short term rentals, and they can change. If renting is part of your plan, I confirm what is allowed for the exact home before you make an offer.
Flood and insurance
On a barrier island, the flood zone, the elevation of the home and the insurance quote matter as much as the price.
Condo dues and insurance
Condo and townhome dues on the island often include building insurance, and they vary widely. I gather the dues, what they cover and the association finances for every unit.
Living on Folly Beach
Day to day
Center Street has the island’s restaurants and shops, a short walk from the beach and the pier.
Getting around
Folly Road runs across James Island toward downtown Charleston and West Ashley, and it is the only road on and off the island.
Buying or selling on Folly Beach
Beachfront, river or a condo near the marsh, every home here prices differently. I will walk you through the recent sales that matter for your exact home or search. Call or text Blake Heron at 843-718-6338. Heron Homes CHS, eXp Realty.
Explore nearby areas
Prices from the Charleston MLS, all residential, City of Folly Beach, closed sales October 2025 through September 2026. Boat slips and fractional shares are not counted. Beachfront is as marked by listing agents. Days on market uses the 92 sales with a searchable days on market value. Pulled October 2026. Rules and school assignments can change, and I confirm them for each property.
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