Kiawah vs Seabrook Island
Kiawah Island vs Seabrook Island, Prices and Homes Compared
By Blake Heron, Realtor, Heron Homes CHS with eXp Realty.
Kiawah, the resort island, and Seabrook, the quieter club island, compared on price, size, supply and what $1.5M to $2.5M bought, from every Charleston MLS sale in the past 12 months.
Blake's read on the market. Seabrook buys more house for the money, and Kiawah has the higher top end. In the $1.5M to $2.5M range, single family homes on Seabrook had a median of 3,168 square feet against 2,731 on Kiawah. Kiawah is the tighter market, with about 2.3 months of supply in September against 4.3 on Seabrook, homes selling in a median 33 days against 42, and a top sale of $17.78M against $4.9M on Seabrook. If you want the resort, Kiawah. If you want a quieter island with more space for the money and more homes to choose from, Seabrook.
Kiawah and Seabrook side by side
Past 12 months of closed sales, all residential, Charleston MLS.
| Past 12 months | Kiawah Island | Seabrook Island |
|---|---|---|
| Homes sold | 110 | 181 |
| Median sale price, all homes | $1.88M | $850K |
| Median sale price, single family | $2.55M | $1.5M |
| Median size, single family | 3,394 sq ft | 2,584 sq ft |
| Single family sold for $1.5M to $2.5M | 26, median 2,731 sq ft | 31, median 3,168 sq ft |
| Median villa or condo | $850K, 48 sales | $640K, 90 sales |
| Marsh front homes | $3.5M median, 7 sales | $2.05M median, 15 sales |
| Golf course homes | $2.52M median, 15 sales | $1.63M median, 30 sales |
| Months of supply, September | 2.3 | 4.3 |
| Median days on market | 33 | 42 |
| Median sale to list price | 97.2% | 96.6% |
| Top sale | $17.78M | $4.9M |
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. Fractional shares and boat slips are left out.
What to know before you choose
Resort, club or neither
On Kiawah, the Kiawah Island Golf Resort and the private Kiawah Island Club are separate, and owning a home comes with neither. On Seabrook, the amenities are run by the private Seabrook Island Club. Compare what each membership costs and includes for the home you want.
Villas are the entry point
Villas and condos made up 48 of Kiawah’s 110 sales and 90 of Seabrook’s 181. Many are rented, and buildings set their own rental rules and fees, so I check both for the exact unit.
Dues, fees and flood
Both islands charge owners association dues, many neighborhoods and villa regimes add their own, and some fees are due at closing. Most of both islands sits in a flood zone, see my flood zones by neighborhood guide.
Read the full guides for Kiawah Island and Seabrook Island, and Johns Island on the way in.
Kiawah vs Seabrook questions
Is Seabrook Island cheaper than Kiawah?
Yes. Over the past 12 months the median single family home sold for $1.5M on Seabrook and $2.55M on Kiawah. Villas and condos sold at $640K on Seabrook and $850K on Kiawah.
What does $2M buy on Kiawah vs Seabrook?
In the $1.5M to $2.5M range, 26 single family homes sold on Kiawah with a median of 2,731 square feet, and 31 sold on Seabrook with a median of 3,168.
Do you have to join a club?
Owning a home on Kiawah does not come with membership in the Kiawah Island Golf Resort or the private Kiawah Island Club, which are separate. On Seabrook, golf, the beach club, tennis and the equestrian center are run by the private Seabrook Island Club, with its own membership and dues. Ask about membership terms for the exact home.
Which island has more homes for sale?
Seabrook. It had 66 listings in September, about 4.3 months of supply, against 28 on Kiawah, about 2.3 months.
How far are Kiawah and Seabrook from downtown Charleston?
They sit next to each other, both about 45 minutes south of downtown, and both are private, gated islands.
Homes for sale on Kiawah and Seabrook
Compare what is on the market right now. 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 Kiawah and Seabrook
Tell me how you plan to use the home and what you want nearby, golf, the beach or the marina, 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 25, Kiawah, and 30, Seabrook. Fractional shares, boat slips and six Kiawah share listings are left out. Medians are the middle sale. Square feet are the heated living area entered by the listing agent, single family detached homes. Days on market count only sales with a recorded time on market, the same as Flexmls reports. Months of supply use listings for sale in September 2026. Pulled October 2026.
Homes for sale on Kiawah Island
Homes for sale on Seabrook Island
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