The Johns Islander — Kiawah, Seabrook and Johns Island

Every neighborhood on Kiawah, Seabrook or Johns Island. Kiawah and Seabrook: every neighborhood and villa regime — type, area, regime manager, MLS sales since 2021 and the median price per square foot over the last 24 months where five or more sales allow. Facts about places only.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island"
      ],
      "description": "kiawah = Kiawah Island; seabrook = Seabrook Island; johns-island = Johns Island (incl. Kiawah River)"
    }
  },
  "required": [
    "island"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "island": {
      "description": "Island name"
    },
    "neighborhoods": {
      "description": "Each neighborhood: name, slug, area, type, regime_manager, mls_sales_in_window, median_price_per_sqft_24_months, url"
    },
    "page": {
      "description": "The island page"
    },
    "attribution": {
      "description": "MLS attribution (Johns Island)"
    }
  },
  "additionalProperties": true
}

One neighborhood's record. Kiawah and Seabrook: sourced facts (each with who published it), regime manager, the county's homes and lots, its MLS sales by year, the living-CMA price-per-square-foot range, what it costs to own (fee ledger lines) and the page URL.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island"
      ],
      "description": "kiawah = Kiawah Island; seabrook = Seabrook Island; johns-island = Johns Island (incl. Kiawah River)"
    },
    "name": {
      "type": "string",
      "description": "Name or slug, e.g. \"Pelican Watch Villas\" or \"pelican-watch-villas\"; on Johns Island the MLS subdivision name, e.g. \"Kiawah River\" or \"Stonoview\""
    }
  },
  "required": [
    "island",
    "name"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "name": {
      "description": "Neighborhood"
    },
    "facts": {
      "description": "Sourced facts, each with who said it"
    },
    "sources": {
      "description": "Label, url, what it supports, date checked"
    },
    "county": {
      "description": "The county roll: homes, lots, deeds"
    },
    "mls": {
      "description": "Sales by year and the last 24 months, or why the MLS can't count it"
    },
    "costs": {
      "description": "Fee ledger lines"
    },
    "url": {
      "description": "The record's page"
    }
  },
  "additionalProperties": true
}

Kiawah, Seabrook or Johns Island: the last 12 months of residential sales island-wide from the MLS's own statistics (every island). Kiawah and Seabrook add home sales from 2021-01-01 to the last pull (2026-10-14), checked month by month against the MLS's own statistics: the last 12 months, each year's price per square foot and price-cut share, each price band's days on market and months of supply, and what cutting the price has meant for sellers.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island"
      ],
      "description": "kiawah = Kiawah Island; seabrook = Seabrook Island; johns-island = Johns Island (incl. Kiawah River)"
    }
  },
  "required": [
    "island"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "island": {
      "description": "Island name"
    },
    "last_12_months": {
      "description": "Island-wide MLS statistics for the last 12 months"
    },
    "by_year": {
      "description": "Kiawah/Seabrook: sales, median price and price per square foot by year"
    },
    "price_bands_last_12_months": {
      "description": "Kiawah/Seabrook: sold, for sale and months of supply by price band"
    },
    "for_sellers": {
      "description": "Kiawah/Seabrook: what cutting the price did"
    },
    "attribution": {
      "description": "MLS attribution"
    },
    "page": {
      "description": "The page"
    }
  },
  "additionalProperties": true
}

Arithmetic, not a price opinion: the middle half of closed-sale price per square foot (25th–75th percentile) for a complex, or for attached or detached homes island-wide, times the given heated square feet. For a real CMA, send the person to request_contact.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook"
      ],
      "description": "kiawah = Kiawah Island (incl. Cassique and Orange Hill on Johns Island); seabrook = Seabrook Island"
    },
    "sqft": {
      "type": "number",
      "minimum": 300,
      "maximum": 20000,
      "description": "Heated square feet"
    },
    "neighborhood": {
      "type": "string",
      "description": "Optional name or slug; without it, or when the complex has under five recent sales, the island-wide figure is used"
    },
    "kind": {
      "type": "string",
      "enum": [
        "attached",
        "detached"
      ],
      "description": "For the island-wide figure: attached (villa, townhome) or detached"
    }
  },
  "required": [
    "island",
    "sqft"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "low": {
      "description": "Dollars: 25th percentile × sqft"
    },
    "middle": {
      "description": "Dollars: median × sqft"
    },
    "high": {
      "description": "Dollars: 75th percentile × sqft"
    },
    "price_per_sqft": {
      "description": "p25, median, p75"
    },
    "basis": {
      "description": "Which sales the range rests on"
    },
    "what_this_is": {
      "description": "Arithmetic on aggregates, not an appraisal"
    },
    "attribution": {
      "description": "MLS attribution"
    }
  },
  "additionalProperties": true
}

The fee ledger for Kiawah, Seabrook or Johns Island: each buyer, owner and rental charge with its amount, who charges it, how sure it is (confirmed / secondary / conflicting / not published), its source and the date it was checked.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island"
      ],
      "description": "kiawah = Kiawah Island; seabrook = Seabrook Island; johns-island = Johns Island (incl. Kiawah River)"
    }
  },
  "required": [
    "island"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "island": {
      "description": "Island name"
    },
    "lines": {
      "description": "Each fee: name, charged_by, amount, applies_to, confidence, source, checked, note"
    },
    "page": {
      "description": "The ledger page"
    },
    "rule": {
      "description": "How to quote unsettled lines"
    }
  },
  "additionalProperties": true
}

One street address in Charleston County: FEMA's flood zone and base flood elevation at the point the Census geocoder places it, the map panel and its date, whether it is inside a town or the City of Charleston, the county tax district, and the ground's height from USGS lidar. Live calls to the government services named in sources. A geocoded point, not a survey — the person confirms on the parcel's elevation certificate.

{
  "type": "object",
  "properties": {
    "address": {
      "type": "string",
      "minLength": 6,
      "maxLength": 200,
      "description": "Street address with city and ZIP, e.g. \"1518 Main Rd, Johns Island, SC 29455\""
    }
  },
  "required": [
    "address"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "matched_address": {
      "description": "The address the geocoder matched"
    },
    "flood": {
      "description": "zone, subtype, special_flood_hazard_area, base_flood_elevation_ft, datum"
    },
    "map_panel": {
      "description": "FEMA panel id and effective date"
    },
    "inside": {
      "description": "Municipality, if any"
    },
    "tax_district": {
      "description": "County tax district"
    },
    "ground_ft_navd88": {
      "description": "Ground height from USGS lidar"
    },
    "services_that_did_not_answer": {
      "description": "Which live services failed"
    },
    "sources": {
      "description": "The government services used"
    },
    "page": {
      "description": "The flood page"
    }
  },
  "additionalProperties": true
}

The site's true-cost calculator: for a price on Kiawah, Seabrook or Johns Island, the buyer's closing costs, the first year of owning (property tax, association dues, base utilities), what comes later and the seller's side — each line from the fee ledger with how sure it is. An estimate from published fees, not a closing statement or tax advice.

{
  "type": "object",
  "properties": {
    "price": {
      "type": "number",
      "minimum": 10000,
      "maximum": 100000000,
      "description": "Purchase price in dollars"
    },
    "place": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island"
      ]
    },
    "use": {
      "type": "string",
      "enum": [
        "primary",
        "second"
      ],
      "description": "primary = the buyer's legal residence (4% assessment); second = second home or rental (6%)"
    },
    "kind": {
      "type": "string",
      "enum": [
        "home",
        "lot"
      ]
    },
    "club": {
      "type": "string",
      "enum": [
        "unlimited-golf",
        "golf",
        "racquet",
        "neighborhood",
        "homesite"
      ],
      "description": "Seabrook only: the Seabrook Island Club membership level"
    },
    "area": {
      "type": "string",
      "enum": [
        "county",
        "city",
        "kiawah-river"
      ],
      "description": "Johns Island only: unincorporated county, inside the City of Charleston, or Kiawah River"
    },
    "financed": {
      "type": "boolean"
    }
  },
  "required": [
    "price",
    "place"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "inputs": {
      "description": "The inputs as understood"
    },
    "at_closing": {
      "description": "Lines and total"
    },
    "first_year_of_owning": {
      "description": "Lines and total"
    },
    "coming_later": {
      "description": "Lines"
    },
    "sellers_side": {
      "description": "Lines"
    },
    "not_included": {
      "description": "What the estimate leaves out"
    },
    "what_this_is": {
      "description": "An estimate from published fees"
    },
    "page": {
      "description": "The calculator link with these inputs"
    }
  },
  "additionalProperties": true
}

The island directory: 193 real places on Kiawah, Seabrook, Johns Island, Wadmalaw and the Charleston area — restaurants, coffee, groceries, golf, beaches and parks, charters, fishing, places to stay, vacation rentals, health care, pets, home services, home watch and the towns — each with what it is, its address, phone and website, from its own site. Listed, never ranked; no one pays to be here. Search by words, island or category.

{
  "type": "object",
  "properties": {
    "query": {
      "type": "string",
      "maxLength": 80,
      "description": "Words to match in the name or what it does, e.g. \"oysters\", \"kayak\", \"pharmacy\""
    },
    "island": {
      "type": "string",
      "enum": [
        "Kiawah Island",
        "Seabrook Island",
        "Johns Island",
        "Wadmalaw Island",
        "Charleston area",
        "all"
      ]
    },
    "category": {
      "type": "string",
      "enum": [
        "eat-drink",
        "coffee-treats",
        "groceries-wine",
        "shopping",
        "golf",
        "beach-parks",
        "on-the-water",
        "fishing",
        "stay",
        "vacation-rentals",
        "health",
        "pharmacy",
        "pets",
        "banks-mail",
        "fitness-wellness",
        "activities",
        "home-services",
        "home-watch",
        "insurance",
        "business-services",
        "civic"
      ],
      "description": "eat-drink = Eat & drink; coffee-treats = Coffee & treats; groceries-wine = Groceries, wine & spirits; shopping = Shopping; golf = Golf; beach-parks = Beaches & parks; on-the-water = On the water; fishing = Fishing; stay = Places to stay; vacation-rentals = Vacation rentals; health = Health care; pharmacy = Pharmacies; pets = Pets; banks-mail = Banks & mail; fitness-wellness = Fitness & wellness; activities = Things to do; home-services = Home services; home-watch = Home watch; insurance = Insurance; business-services = Marketing & business services; civic = Town & county"
    },
    "limit": {
      "type": "integer",
      "minimum": 1,
      "maximum": 50
    }
  },
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "count": {
      "description": "How many matched"
    },
    "places": {
      "description": "Each place: name, what, category, island, area, address, phone, website, access, gate, source, checked, url"
    },
    "rule": {
      "description": "Listed, never ranked"
    },
    "page": {
      "description": "The directory"
    }
  },
  "additionalProperties": true
}

What's happening on the islands and across Charleston, as one list cut on the islands' clock: the Towns' and the library's calendars, the music venues' own feeds (the Charleston Pour House, the Royal American), the year's big dates, the special events, what venues posted and a person approved, and a weekly sweep of the venues with no feed. Every item carries its organizer's page; the door price is as the venue lists it. Use when = today, tomorrow, weekend, week (next 7 days) or all (next 3 weeks); tag = Music for live music.

{
  "type": "object",
  "properties": {
    "island": {
      "type": "string",
      "enum": [
        "islands",
        "charleston",
        "all"
      ],
      "description": "islands = Kiawah, Seabrook, Johns Island, Wadmalaw; charleston = the rest of Charleston"
    },
    "when": {
      "type": "string",
      "enum": [
        "today",
        "tomorrow",
        "weekend",
        "week",
        "all"
      ]
    },
    "tag": {
      "type": "string",
      "enum": [
        "Festival",
        "Music",
        "Theater & shows",
        "Outdoors",
        "Family & library",
        "Food & drink",
        "Markets",
        "Sports",
        "Town"
      ]
    }
  },
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "as_of": {
      "description": "The islands' clock when this was cut"
    },
    "window": {
      "description": "today | tomorrow | weekend | week | all"
    },
    "count": {
      "description": "How many"
    },
    "items": {
      "description": "Each: title, when, time, through, place, area, tag, cost, url, source"
    },
    "featured": {
      "description": "The next big dates"
    },
    "sources": {
      "description": "Which calendars answered"
    },
    "rule": {
      "description": "Listed, never ranked"
    },
    "page": {
      "description": "The events page"
    }
  },
  "additionalProperties": true
}

Sends the person's question to Mike Olson, a licensed South Carolina real estate agent with eXp Realty, LLC. Only call this when the person asked you to. It never carries consent to calls or texts — Mike emails the person himself to confirm before anything else.

{
  "type": "object",
  "properties": {
    "first_name": {
      "type": "string",
      "maxLength": 60
    },
    "email": {
      "type": "string",
      "maxLength": 120,
      "description": "The person's own email — where Mike will write to confirm"
    },
    "question": {
      "type": "string",
      "maxLength": 1000,
      "description": "What they want to know or do (buy, sell, a CMA, an MLS alert for a neighborhood …)"
    },
    "island": {
      "type": "string",
      "enum": [
        "kiawah",
        "seabrook",
        "johns-island",
        "not-sure"
      ]
    },
    "neighborhood": {
      "type": "string",
      "maxLength": 80
    }
  },
  "required": [
    "first_name",
    "email",
    "question"
  ],
  "additionalProperties": false
}

{
  "type": "object",
  "properties": {
    "status": {
      "description": "received | not saved"
    },
    "next": {
      "description": "What happens now"
    },
    "error": {
      "description": "Why it wasn't saved, when it wasn't"
    }
  },
  "additionalProperties": true
}