South Carolina boasts a rich and vibrant history, and this legacy is beautifully reflected in its numerous historic homes, many
predating the 20th century. Owning one of these architectural treasures offers a unique opportunity to connect with the past and become a steward of history. However, purchasing and maintaining a pre-1900 home in South Carolina comes with a unique set of considerations that potential buyers must carefully evaluate. Historic homes possess undeniable charm and character, often featuring unique architectural details, craftsmanship, and materials rarely found in modern construction. From grand Charleston single houses with their piazzas designed to catch the sea breeze to the sturdy farmhouses of the Upstate, these properties tell a story. However, this allure is intertwined with the responsibility of preserving a piece of history, which can present both challenges and rewards. Construction and Maintenance: A Different Ballgame.
MLS Listings Data
| Total Listings: | 184 |
| Average Price: | $2,195,335 |
| Highest Listing Price: | $10,800,000 |
| Average Days On Market: | 130 |
There are currently 184 historic houses for sale in South Carolina. Real estate property listings here have an average sales price of $2,195,335, ranging in price from $83,250 to $10,800,000. The average sq ft historic home in SC is approximately 3,207 square feet for a house in South Carolina built 1900 or earlier. The largest property for sale is 13,334 sqft and the smallest 400 sqft. View property listings for sale by price, street, subdivision, age, property type, location, features, size, listing date, and time on MLS with an average of one hundred twenty-nine days on the market.
Buying a Historic Home in South Carolina
Homes built before 1900 utilized construction techniques and materials that differ significantly from contemporary standards.
- Foundation: Older homes often have brick or stone foundations, which can be susceptible to moisture issues, settling, and cracking over time. Thorough inspection for these problems is crucial.
- Structural Framing: Timber framing was common, and while durable, it can be affected by pests (termites, woodworms), rot, and structural movement. Identifying and addressing these issues often requires specialized knowledge and techniques.
- Roofing: Materials like slate, wood shakes, or early metal roofing were used. These may be nearing the end of their lifespan or require specialized repair and replacement.
- Plumbing and Electrical: Original systems are likely outdated and may not meet modern safety standards or usage demands. Knob-and-tube wiring, for example, is a fire hazard and usually needs replacement. Cast iron plumbing can corrode and fail. Upgrading these systems is often a significant undertaking.
- Windows and Doors: Original windows and doors contribute significantly to a home’s historic character but can be drafty and energy inefficient. Restoration is often preferred over replacement to maintain historical accuracy, but this can be costly.
Materials: Historic homes may contain materials like plaster walls, which require different repair techniques than modern drywall. Lead paint and asbestos were also commonly used and require careful management and abatement if disturbed.
Key Consideration: Budget for ongoing and potentially significant maintenance and repairs that go beyond what is typical for a newer home. Engage qualified professionals experienced in historic preservation for inspections and work.
Navigating Historical Barriers: Preservation Regulations
Many historic homes in South Carolina are located within designated historic districts or may be individually listed on the National Register of Historic Places or local registers. This designation comes with regulations designed to protect the architectural and historical integrity of the properties.
- Local Historic Districts: These often have stricter guidelines overseen by a local Board of Architectural Review (BAR) or
Historic Preservation Commission. Any exterior alterations, additions, or even certain repairs may require their approval. This process can involve detailed applications, drawings, and adherence to specific design standards. For example, changing window styles, altering rooflines, or demolishing original features might be prohibited or require specific justification. - National Register of Historic Places: While listing on the National Register doesn’t automatically impose local restrictions on private property owners, it can trigger reviews under certain federal or state projects and is often a prerequisite for accessing certain tax incentives. For example, in Charleston SC where there are many many historically relevant home the board of architectural review is extremely strict even down to the paint colors inside in some instances.
- Easements: Some historic properties may have preservation easements attached to the deed. These legal agreements, often with historical societies or government entities, provide long-term protection and may restrict alterations to the property in perpetuity.
Historic Preservation Commission.Key Consideration: This is why an experienced real estate pro in this area of expertise is crucial. Research any historic designations or easements associated with the property before purchasing. Understand the regulations and approval processes involved in making changes. Factor in potential delays and added costs due to these requirements. Connect with local preservation organizations for guidance.
Historic Neighborhoods & Towns of South Carolina
Insurance Considerations: Protecting the Irreplaceable
Insuring a historic home requires a different approach than insuring a standard modern house.
- Replacement Cost vs. Actual Cash Value: Standard homeowner’s insurance policies often cover the “replacement cost” of damaged or destroyed property using modern materials and construction methods. However, replicating the unique materials and craftsmanship of a historic home to the same standard can be significantly more expensive. Seek policies that offer “extended replacement cost” or “guaranteed replacement cost” coverage, which can provide a higher limit to account for these unique circumstances.
- Specialized Coverage: Some insurance providers offer specific policies tailored to historic homes, which may include coverage for:
- Ordinance and Law Coverage: This helps cover the increased costs of rebuilding to current codes, which may differ significantly from the original construction.
- Historic Materials and Craftsmanship: This acknowledges the higher cost of sourcing and working with period-appropriate materials and skilled artisans.
- Loss of Historic Value: In rare cases, damage or inappropriate alterations could diminish the historic value of the property.
- Valuation: Accurate valuation is crucial. Work with an insurance agent who understands historic properties and may recommend a professional appraisal that considers the home’s unique features and historical significance.
Key Consideration: Shop around for insurance companies that specialize in or have experience with historic homes. Understand the policy’s coverage details, especially regarding replacement costs and any exclusions related to the age or construction of the property.
Tax Incentives: Offsetting the Costs of Preservation
Recognizing the importance of preserving historic buildings, various tax incentives may be available at the federal and state levels.
- Federal Historic Preservation Tax Incentives Program: This program provides a 20% income tax credit for the substantial rehabilitation of income-producing historic properties. While primarily for commercial use, it can apply to bed and breakfasts or rental properties. The rehabilitation work must adhere to the Secretary of the Interior’s Standards for Rehabilitation.
- South Carolina State Historic Tax Credits: South Carolina offers its own tax credits for the rehabilitation of historic properties listed on the National Register. These credits can be significant, especially for smaller projects. For instance, there may be a state income tax credit for qualified rehabilitation expenses on owner-occupied residential properties. The amount and specific requirements can vary, so it’s essential to research the current regulations through the South Carolina Department of Archives and History or Preservation South Carolina.
- Local Incentives: Some municipalities or counties may offer additional tax benefits or grants for historic preservation efforts.
Key Consideration: Research available federal, state, and local tax incentives early in the purchasing process. Understand the eligibility requirements, application procedures, and the types of rehabilitation work that qualify. These incentives can significantly offset the costs associated with owning and maintaining a historic home.
Renovation Costs: Balancing Preservation and Modern Living
Renovating a historic home requires a delicate balance between preserving its historical integrity and adapting it for modern living.
- Prioritize Preservation: Focus on repairing and restoring original features rather than replacing them. This might involve intricate plasterwork repair, window restoration, or refinishing original hardwood floors.
- Sensitive Modernization: When updating essential systems like kitchens and bathrooms, aim for designs that are sympathetic to the home’s period. Consider using reproduction fixtures and materials or incorporating modern elements in a way that doesn’t detract from the historic character.
- Specialized Contractors: Hire contractors who have experience working with historic buildings and understand the unique challenges and techniques involved. Their expertise can be invaluable in ensuring that renovations are done correctly and in accordance with preservation guidelines.
- Unexpected Issues: Be prepared for unexpected issues to arise during renovations, such as hidden structural problems or the discovery of hazardous materials. These can add to the timeline and budget.
Key Consideration: Develop a detailed renovation plan that prioritizes preservation. Obtain multiple bids from experienced contractors and factor in a contingency fund for unforeseen issues. Research period-appropriate materials and techniques.
Additional Helpful Considerations
- Research the History: Delve into the history of the house and its previous owners. This can enrich your experience of living in the home and inform your preservation efforts. Local historical societies and archives can be valuable resources.
- Neighborhood Context: Understand the history and character of the surrounding neighborhood, especially if it’s a historic district. This will help you appreciate the broader context of your property and any local preservation initiatives.
- Long-Term Commitment: Owning a historic home is often a long-term commitment that requires ongoing care, attention, and financial investment. Be prepared for this responsibility.
- Connect with Other Owners: Join local historic homeowner associations or connect with other owners of pre-1900 homes in South Carolina. They can provide valuable advice, share experiences, and offer support.
Purchasing a historic home in South Carolina built before 1900 is a unique and rewarding endeavor. By carefully considering the construction and maintenance needs, historical regulations, insurance implications, tax incentives, and renovation costs, potential buyers can make informed decisions and become dedicated stewards of these irreplaceable pieces of the state’s rich heritage. The challenges are real, but the opportunity to live in and preserve a tangible link to the past is an unparalleled privilege.
