Isle of Palms vs Sullivan’s Island
Isle of Palms vs Sullivan’s Island, and Wild Dunes
By Blake Heron, Realtor, Heron Homes CHS with eXp Realty.
Sullivan’s Island, Isle of Palms and Wild Dunes compared on price, size, supply and short term rental rules, from every Charleston MLS sale in the past 12 months.
Blake's read on the market. Start with how you will use the home. If rental income matters, Sullivan’s Island is off the table, because the town requires rentals of at least 28 nights. If it does not, Sullivan’s is the more negotiable market right now, with about 11.3 months of supply in September against 4.4 on Isle of Palms. Price separates them too. The median single family home sold for $4.75M on Sullivan’s and $2.78M on Isle of Palms outside Wild Dunes, and Sullivan’s homes were larger at a median of 3,692 square feet against 3,146. Wild Dunes is the resort option, where villas and condos make up most sales and single family homes sold at a median of $2.08M.
The islands side by side
Past 12 months of closed sales, all residential, Charleston MLS.
| Past 12 months | Sullivan’s Island | Isle of Palms | Wild Dunes |
|---|---|---|---|
| Homes sold | 34 | 112 | 104 |
| Median sale price, all homes | $4.73M | $2.35M | $1.37M |
| Median sale price, single family | $4.75M | $2.78M | $2.08M |
| Median size, single family | 3,692 sq ft | 3,146 sq ft | 2,466 sq ft |
| Condos, villas and townhomes | 1 sale | $620K median, 19 sales | $1.07M median, 64 sales |
| Beachfront single family | $8.88M median, 4 sales | $7.25M median, 12 sales | See Wild Dunes page |
| Short term rentals | Not allowed under 28 nights | Allowed with a license | Allowed with a license |
| Months of supply, September | 11.3 | 4.4 | See Wild Dunes page |
| Median sale to list price | 95.7% | 96.1% | 96.4% |
Swipe the table to see every column.
Homes sold by price, past 12 months
Every closed sale, all residential, Charleston MLS, October 2025 through September 2026. Boat slips and fractional shares are left out.
What to know before you choose
Rentals decide it for many buyers
Sullivan’s Island requires rentals of at least 28 nights. Isle of Palms allows short term rentals with a short term rental business license, and in 2023 voters rejected a cap on investor owned rental licenses. My short term rental guide covers every town.
Two kinds of quiet
Sullivan’s Island is small and almost all single family homes, with Middle Street as its main street. Isle of Palms is larger, with the Front Beach area, a marina and the Wild Dunes resort, and it has nearly all of the islands’ condos and villas.
Flood and wind insurance
Most of both islands sits in a flood zone, and insurance can be one of the biggest costs of owning here. Check my flood zones by neighborhood guide, and I will connect you with a licensed insurance agent to quote the exact home.
Read the full guides for Sullivan’s Island, Isle of Palms and Wild Dunes.
Island questions
Can you rent out a home on Sullivan’s Island?
Not short term. The town requires rentals of at least 28 consecutive nights. Isle of Palms and Wild Dunes allow short term rentals with an Isle of Palms short term rental business license, and some buildings and neighborhoods add their own rules.
Is Isle of Palms cheaper than Sullivan’s Island?
Yes. Over the past 12 months the median single family home sold for $2.78M on Isle of Palms outside Wild Dunes, $2.08M in Wild Dunes and $4.75M on Sullivan’s Island.
What is the least expensive way to own on the islands?
A condo or villa. Isle of Palms condos and townhomes outside Wild Dunes sold at a median of $620K, and Wild Dunes villas and condos at $1.07M. Sullivan’s Island is almost all single family homes.
Where do buyers have the most room to negotiate?
Sullivan’s Island, by supply. It had 33 homes for sale in September, about 11.3 months of supply, against 4.4 months on Isle of Palms. Homes on Sullivan’s sold for a median 95.7% of list price.
Is Wild Dunes part of Isle of Palms?
Yes. Wild Dunes is the gated resort community at the north end of Isle of Palms, and the MLS tracks it as its own area.
Homes for sale on the islands
Isle of Palms listings include Wild Dunes. Below are live listings from the MLS, six on each side. Text me at 843-718-6338 and I will send the ones worth seeing.
Deciding between the islands
Tell me how you plan to use the home, full time, second home or rental, and I will show you which island fits and the homes worth seeing. Call or text Blake Heron at 843-718-6338. Heron Homes CHS, eXp Realty.
Explore nearby areas
Charleston MLS, closed sales October 2025 through September 2026, all residential, MLS areas 43, Sullivan’s Island, 44, Isle of Palms outside Wild Dunes, and 45, Wild Dunes. Boat slips and fractional shares are left out. Medians are the middle sale. Square feet are the heated living area entered by the listing agent, single family detached homes. Months of supply use homes for sale in September 2026. Rental rules are from the Town of Sullivan’s Island rental agreement and the City of Isle of Palms short term rental page, checked October 2026, and can change, so confirm them for the exact property. Pulled October 2026.
Homes for sale on Sullivan's Island
- 1/64 64
6 Beds 5 Baths 3,974 SqFt$7,250,000New - 3D
3 Beds 2.5 Baths 3,102 SqFt$4,195,000Active - 1/93 93
4 Beds 4.5 Baths 4,464 SqFt$7,250,000Active - 1/54 54
6 Beds 4.5 Baths 4,658 SqFt$14,000,000Active - 1/21 21
5 Beds 4.5 Baths 4,289 SqFt$5,625,000Active - 1/96 96
4 Beds 4.5 Baths 3,950 SqFt$14,995,000Active
Homes for sale on Isle of Palms and in Wild Dunes
- 1/79 79
4 Beds 3 Baths 2,184 SqFt$2,500,000Price Dropped by $50K - 3D
6 Beds 5 Baths 3,140 SqFt$2,690,000Open Wed 12PM-2PM - 3D
2 Beds 2.5 Baths 1,910 SqFt$3,200,000New - 1/109 109
4 Beds 4 Baths 3,466 SqFt$2,950,000New - 1/91 91
4 Beds 4.5 Baths 3,212 SqFt$3,800,000Price Dropped by $150K - 1/155 155
4 Beds 3.5 Baths 2,972 SqFt$3,500,000Active
GET MORE INFORMATION
Agent License ID: 125922
