A Home That Belongs to the Land: Building on Kiawah Island
Every new home on Kiawah goes through design review, guided by Designing with Nature, the standards that have shaped the Island’s architecture and landscape for decades. That review is a significant reason homes here sit naturally among the live oaks, dunes, and marsh, and it is one of the first things we walk buyers through when they begin thinking about building.
This fall brought a meaningful change to how that review is managed. For decades, the Island’s developer has guided architectural review through the Kiawah Island Architecture Review Board (ARB). In October 2026, after years of collaboration, Kiawah Partners and Kiawah Island Community Association (KICA) signed an agreement to move design review to KICA in phases. If you are planning a single-family home, your process remains unchanged today. The ARB, operated by Kiawah Partners, continues to review it under the same guidelines. Below, we explain who reviews what, how the process works, and how long building typically takes.
Who Reviews Home Designs on Kiawah Island?
The ARB was established when the Island’s general covenants were recorded in 1976. It reviews each home’s design to ensure it complements its neighbors and natural setting. Appropriate regulatory agencies handle building codes, inspections, and permitting separately.
With the first phase of the transition now in effect, here is who reviews what on Kiawah Island:
- Single-family homes, all project types: ARB
- Multifamily residences, maintenance & minor improvements: ARB
- Multifamily residences, new construction & major improvements: KICA Design Review
- Commercial properties, all project types: KICA Design Review
- KICA common property, all project types: KICA Design Review
Kiawah Partners will continue to oversee design review for Cassique, Freshfields Village, and Orange Hill.
What Does the Omnibus Agreement Change for Design Review?
The agreement is the result of years of collaboration between the two organizations. The work began in 2023 with a Joint ARB Work Group. In February 2025, KICA members voted to amend the KICA Covenants and grant the association design review authority. A Memorandum of Understanding followed in January 2026, outlining terms for the transition. On October 6, 2026, KICA and Kiawah Partners signed the Omnibus Agreement, which turned that framework into a final legal document and marked a new chapter in how the Island is stewarded.
Jordan Phillips, a Managing Partner of South Street Partners, signed the agreement on behalf of the developer. South Street Partners acquired the Kiawah Partners companies, including Kiawah Island Real Estate, in 2013. Reflecting on the transition, he said:
“For more than 50 years, thoughtful planning, architectural excellence, and our Designing with Nature philosophy have been fundamental to Kiawah’s development and have helped preserve the Island’s distinctive character and enduring property values. Architectural review has played an important role in upholding those standards and ensuring that Kiawah continues to evolve in a way that respects both the natural environment and the quality of the community. As architectural review transitions to KICA, we are confident in their commitment to carrying these principles forward and preserving what has made Kiawah so special for generations. We look forward to working together to ensure a thoughtful transition and continued stewardship of this important legacy.”
— Jordan Phillips, Managing Partner, South Street Partners
The transition takes place in four phases over no less than 18 months:
- Phase 1: Commercial, common property & major multifamily projects move to KICA (in effect since October 6, 2026)
- Phase 2: Maintenance applications for single-family & multifamily homes
- Phase 3: Improvement applications for single-family & multifamily homes
- Phase 4: Single-family new construction & major improvements, with KICA assuming full review authority
Until an application type moves to KICA, the ARB continues to review it as it does today. Any project filed with the ARB before a phase begins stays with the ARB through completion.
The design standards stay the same. KICA has adopted Designing with Nature, updated in 2026, so the same guidelines apply across the Island regardless of which board reviews a project.
What Does the Transition Mean if You Are Planning to Build?
Very little changes in the near term. Single-family new construction is the last responsibility to transfer, so a custom home started in the coming months will likely move through the ARB from first drawings to final approval. And because both boards follow the same guidelines, a well-designed home will be held to the same expectations either way.
Your Kiawah Island Real Estate Sales Executive can confirm which board will review your homesite and explain current submittal requirements. For the latest details, KICA’s Design Review page and the ARB website are the most reliable sources.
How Does Design Review Work on Kiawah Island?
New home review follows four stages, and KICA uses the same sequence for the projects it now reviews.
- Site analysis: Before design begins, the ARB’s Landscape Coordinator evaluates the homesite’s trees, topography, and views. Trees marked with survey ribbons are assessed for preservation at this stage.
- Conceptual review: The board reviews your design team’s early concept and how the home is placed on the site.
- Preliminary review: More detailed drawings return to the board for refinement.
- Final review: The board gives final approval of complete construction documents, and your architect or contractor then submits for permitting.
A few details to plan around:
- The Kiawah Island ARB meets on the first and third Wednesdays of each month, and the Cassique ARB meets on the second Thursday.
- Only complete submittals are placed on a meeting agenda.
- Variances must be requested during review and cannot be approved once construction begins.
- The ARB suggests allowing six months for review in your construction schedule.
- Before construction begins, your project will also need a KICA Encroachment Permit and a Town of Kiawah Island building permit.
How Long Does it Take to Build a Home on Kiawah Island?
Timelines depend on the complexity of the design and the number of revisions. As a general guide:
- Design & review for a custom home: about six months
- Town permitting: several weeks, during which site clearing can often begin
- Construction of a custom home: typically around 18 months, and up to 24 for more complex designs
- Construction of a built-for-sale home: typically 12-14 months, often starting within a month of selection because designs are pre-approved by the ARB
Custom Build or Built-for-Sale: Which Path Fits You?
A custom build gives you full control of the design. You select your homesite, then hire your own architect, builder, and landscape architect to create a home around the way your family lives. It takes more time and involvement, and the result is a home designed specifically for its setting.
Built-for-sale homes offer a simpler path. Buyers choose a homesite in an established neighborhood, select from pre-approved designs, and personalize finishes from curated packages. Scheduled decision dates and walkthroughs keep the project on track, which makes this option well suited to buyers building from out of town.
Homesites on Kiawah are designated as custom or built-for-sale in advance, so it helps to decide on your timeline before you begin your search. You can learn more about both options on our Build a Home page.
Start Planning Your Kiawah Island Home
Building on Kiawah takes patience and planning, and the review process is a large part of why the Island looks the way it does today. If you are beginning to consider a homesite, our Sales Executives can help you understand the review process, compare custom and built-for-sale options, and find a homesite that fits your plans.
Explore available homesites and homes, or call Kiawah Island Real Estate at 843.768.3400.
