Real Estate Investing in Edisto Beach, South Carolina (29438)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29438 (Edisto Beach, SC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 61.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 50.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Edisto Beach, SC (29438)?
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Market Analysis: 29438 Edisto Beach
This part of Charleston County is not an easy win. The 29438 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 29438 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 29438 sits on the difficult end of the SC spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 29438 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Edisto Beach's stable or hybrid ZIPs before stepping into 29438. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Edisto Beach:
Property Strategy for 29438
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $267,814 | $1,190 | 3.2% | — | $267,814 |
| 2BR | $446,139 | $1,370 | 2.2% | +10.6% | $223,070 |
| 3BR | $685,319 | $1,680 | 1.8% | +12.2% | $228,440 |
| 4BR | $949,845 | $2,110 | 1.6% | +12.9% | $237,461 |
| 5BR | $1,447,316 | — | — | +14.2% | $289,463 |
Market Trends
Home Value History (with trend line)
📊 How Does 29438 Compare?
| Metric | 29438 | Edisto Beach | Charleston-North Charleston, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $739,721 | $739,721 | N/A | $299,690 |
| 5-Year CAGR | 8.5% | 8.5% | N/A | 7.3% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29438 (Edisto Beach, SC). Anonymous, moderated, never written by AI.
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Property managers serving Charleston County
Manage rentals here? List your business →Above and Beyond Property Services is a boutique residential property management company serving Kiawah and Seabrook Island. summary from their website
Charleston Global Property Services acts as a concierge for real estate, opening doors others can't. summary from their website
CREC Property Management offers expert property management services in Charleston. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $739,721 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 50.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.0% |
| Cap Rate | 1.3% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +8.5% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 29438
Population: 2,659
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 29438
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What are home prices like in Edisto Beach, SC?
The median home value in Edisto Beach, SC is roughly $740K. That puts it reasonable relative to the SC statewide average.
Is Edisto Beach, SC a good place for real estate investing?
Edisto Beach, SC shows an investability rating of 3.0/5, with median home values near $740K and average rents around $1,233/mo. That combination puts it in the notable tier for investor interest.
How quickly do rentals get leased in Edisto Beach, SC?
Edisto Beach, SC carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,233/mo.
Is SC a landlord-friendly state?
The landlord environment in Edisto Beach, SC is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong is the working-renter base in Edisto Beach, SC?
The renter base in Edisto Beach, SC is reasonable for the $1,233/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 29438 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 29438 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 29438 ranks in Charleston-North Charleston, SC
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