The Old Village · Mount Pleasant, South Carolina
Old Village Custom Home Builder in Mount Pleasant
The Old Village is the oldest part of Mount Pleasant and the hardest place in town to build well. Chris Eller — a licensed South Carolina residential builder and real estate broker — evaluates the lot, takes the design through historic district review and builds the house that belongs on the street.
Building in the Old Village means building under review. New homes, additions, exterior changes and demolition inside the historic district go before the Town of Mount Pleasant’s Old Village Historic District Commission, the lots are small and shaded by protected live oaks, and the harbor-front parcels sit in high-risk flood zones. Iconic Developments builds custom homes, replacement homes, additions and carriage houses in and around the Old Village, and every project starts with the same three questions: is the lot inside the district, what will the trees allow, and what will the flood zone require?
Where the District Begins and Ends
The Old Village was listed on the National Register of Historic Places in 1973, and the local historic district today runs roughly from Royall Avenue and Whilden Street to the harbor, centered on Pitt Street. Neighboring Old Mount Pleasant is not under the Commission and has looser rules on demolition, renovation and new construction.
That boundary can fall between two houses on the same block, so the first step on any Old Village lot is to confirm it on the Town’s district map. It changes the design process, the schedule and what you can do with the existing house.
Historic District Review
The Old Village Historic District Commission was created in 1979 to protect the neighborhood’s character. It reviews new construction and exterior work for compatibility with the street — size, orientation, proportion, floor lines, roof heights and materials — and it discourages designs that clash with neighboring houses in height, mass or shape.
We design to the street first. Drawings go to the Commission with the streetscape, neighboring heights and material choices already resolved, and the review time is built into the schedule from the start rather than discovered after the permit application.
Live Oaks and the Footprint
The Old Village’s oaks are the neighborhood, and Mount Pleasant’s tree ordinance protects them. On a small lot, a single specimen oak and its root zone can decide where the house sits more firmly than any setback.
We order the tree survey before design, plan the foundation, driveway and utility runs around the critical root zones, and protect the trees through construction — a dead oak after closing is a loss no budget recovers.
Flood Zones and Elevation
Harbor-front and marsh-edge lots in the Old Village sit in AE or VE flood zones that set the finished-floor elevation and, in a VE zone, require an open pile foundation. Higher interior streets are often outside the high-risk zones entirely.
Elevation is where flood rules meet historic review: a raised first floor changes the height and proportion the Commission evaluates. We resolve both together, using porch, stair and foundation detailing that reads as Old Village rather than a house on stilts.
Teardown, Renovation or Addition
Many Old Village sales involve a mid-century house on a valuable lot. Demolition inside the district is reviewed, and an older structure that contributes to the district’s historic character is much harder to remove than a later house that does not.
In a flood zone, a renovation costing half or more of the building’s market value is a substantial improvement under federal floodplain rules, and the entire house must be brought into compliance. We price renovation, addition and replacement side by side so the decision is made on numbers.
Carriage Houses and Outbuildings
An office over the garage, a guest cottage or a pool house is often the best use of an Old Village rear yard. The Town’s code ties the height of accessory buildings in the Old Village to the main house, and outbuildings go through the same district review.
We design the main house and the outbuilding together, so the site plan, the tree protection and the review submission all happen once.
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Lot evaluation, tree and flood due diligence and approvals across Mount Pleasant.
Mount Pleasant BuilderThese Mount Pleasant homes show the construction standard Iconic Developments brings to the Old Village. For the neighborhood itself — history, streets and lifestyle — see The Old Village, Mount Pleasant.
Free · No Obligation
Have Chris review an Old Village lot
Send an address or MLS number. Chris will check the district boundary, the flood zone and the trees and walk you through what the lot will support before you commit.
- Inside the historic district or in Old Mount Pleasant
- Flood zone and likely finished-floor height
- Specimen trees and the realistic footprint
- Whether the existing house is likely to be reviewed as historic
- Renovate, add on or replace — with a budget range for each
At a Glance
| Service Area | The Old Village and Old Mount Pleasant, Mount Pleasant, SC 29464 |
|---|---|
| Services | Custom homes, replacement homes, additions, renovations, carriage houses and lot evaluation |
| Review Body | Old Village Historic District Commission, then Town of Mount Pleasant permitting |
| Licenses | SC Residential Builder · SC Real Estate Broker (since 2003) |
| Designations | Certified Master Builder of South Carolina · NAHB Certified Graduate Builder · Certified Green Professional · CLHMS |
| Brokerage | Broker Associate, The Cassina Group |
| Contract | Cost-plus with a fixed markup set up front; every draw backed by invoices |
| Direct Line | 843-343-3359 |
Old Village Questions
Who reviews new construction in the Old Village in Mount Pleasant?
The Town of Mount Pleasant’s Old Village Historic District Commission reviews new homes, additions, exterior alterations and demolition inside the Old Village Historic District for compatibility with the neighborhood. Commission approval comes before the Town issues a building permit.
Is Old Mount Pleasant the same as the Old Village?
No. The Old Village is the historic district running roughly from Royall Avenue and Whilden Street to the harbor. Old Mount Pleasant is the surrounding older neighborhood, which is not under the Old Village Historic District Commission and has looser rules on demolition and new construction.
Can you tear down a house in the Old Village?
Sometimes. Demolition inside the historic district is reviewed, and a structure that contributes to the district’s historic character is far harder to remove than a later, non-contributing house. Confirm the existing house’s status before you price a lot as a teardown.
How long does it take to build a custom home in the Old Village?
Design and historic district review come first, and the number of review rounds depends on how well the design fits the street. Construction then typically runs 12 to 18 months for a custom home, depending on size, elevation and finishes.
What flood zone is the Old Village in?
It varies by lot. Harbor-front and marsh-edge parcels are typically in AE or VE high-risk flood zones, while higher interior streets may be outside them. Check the FEMA flood map for the specific parcel; it sets the floor elevation, the foundation type and the insurance cost.
Can I build a carriage house or guest cottage in the Old Village?
Often, yes. Accessory buildings go through the same historic district review, and the Town’s code ties their height in the Old Village to the main house. Designing the main house and the outbuilding together keeps the site plan and approvals in one submission.
How much does it cost to build a new home in the Old Village?
More per square foot than most of Mount Pleasant, driven by elevation and foundation requirements, tree protection, tight lot logistics and the materials historic review expects. Iconic Developments prices your plan on your lot and builds cost-plus with a fixed markup, so every cost is visible.
Who builds custom homes in the Old Village in Mount Pleasant?
Iconic Developments builds custom homes, additions and carriage houses in the Old Village and across Mount Pleasant. Its founder, Chris Eller, is a licensed South Carolina residential builder and real estate broker who evaluates the lot, the district boundary, the trees and the flood zone before design begins.
Related Resources
- The Old Village, Mount Pleasant — Neighborhood Guide
- Custom Home Builder in Mount Pleasant
- Build on Your Lot in Charleston
- Land and Lot Acquisition
- The Design-Build Process
- New Construction Buyer’s Agent
- Sullivan’s Island Custom Home Builder
- Isle of Palms Custom Builder
- Daniel Island Custom Home Builder
- James Island Home Builder
Building in the Old Village? Start with the lot.
Call Chris directly. One conversation covers the district, the trees, the flood zone and the budget.
Construction and design-build services are provided by Iconic Developments, LLC, a licensed South Carolina residential builder. Chris Eller is also a licensed South Carolina Real Estate Broker Associate with The Cassina Group; any real estate brokerage services, including buyer or seller representation, are provided through The Cassina Group. Iconic Developments does not list or sell real estate. Review-board, permitting and code information on this page is general guidance current as of October 2026 — confirm requirements for a specific parcel with the governing authority before you buy or design.