INFRASTRUCTURE CATALYST: $300M+ Investment Reshaping This Corridor
This 3.227-acre B-1 zoned parcel sits at the epicenter of Charleston's largest infrastructure investment cycle in decades. The $90M Palmetto Commerce Interchange opened November 2025 — ahead of schedule, under budget — creating a new I-26 access point that has already transformed this corridor. The Airport Connector Road received federal FONSI approval in April 2025, with right-of-way acquisition underway for a new 5-lane road connecting Dorchester Road directly to Charleston International Airport.
PROVEN DEMAND: CEDAR GROVE CORRIDOR
Located adjacent to the Cedar Grove retail node anchored by HomeGoods, Ross, ULTA, and PetSmart, this site benefits from established traffic patterns and proven commercial demand. Over 450 feet of direct frontage on Dorchester Road delivers 45,300–51,600 AADT exposure — projected to exceed 53,000 VPD by 2050.
DEVELOPMENT-READY | FEMA ZONE X
Utilities (water, sewer, electric, gas) are available for connection. The site is in FEMA Flood Zone X — no mandatory flood insurance required, no elevated foundation requirements, and simplified permitting. In the Charleston market, Zone X on 3+ acres of commercial land is a genuine competitive advantage.
ZONING & PERMITTED USES
B-1 Limited Business District within the Dorchester Road Corridor I Overlay supports neighborhood-scale commercial:
- Medical/dental offices and healthcare centers
- Professional and financial offices
- Banks and credit unions
- Daycare and childcare centers
- Fitness studios, salons, personal services
- Pharmacy, convenience retail, grocery
- Boutique retail and gift shops
- Restaurants and cafés (subject to conditional use approval)
Gas stations prohibited (Corridor I Overlay). Residential concepts possible through City entitlement — seller can facilitate pre-application discussions with planning staff.
STRATEGIC LOCATION
- Palmetto Commerce Interchange: OPEN (Nov 2025)
- I-26 access: 2.5 miles
- Charleston International Airport: 4 miles
- Boeing Charleston: 5 miles
- Adjacent to Cedar Grove Shopping Center and Walmart
- 120 Lennar townhomes ($277K–$344K) delivering across street
- Nexton master-planned community expanding nearby
TRADE AREA DEMOGRAPHICS (5-Mile Radius)
Population: 142,500 | Households: 55,200
Median HH Income: $67,889 | Daytime Population: 185,000
INVESTMENT THESIS
Government-validated corridor with $300M+ in completed and funded infrastructure. Traffic growth projections support long-term commercial demand. 1031 exchange eligible. Subdivision into 2-3 pad sites available for qualified buyers.
Contact broker for FEMA flood map, traffic count exhibit, ACR FONSI, project maps, and full due diligence package.
John Bell
Southern Bell Living
