Most people who buy a home and the land it sits on expect that it will be theirs for as long as they choose to reside there. They may choose to pass that home and land along to children or other family members once they pass. It's a very common scenario, but for some residents of Charleston County, it may not be possible due to a highway expansion. Once the expansion starts, these residents could actually lose their land. And while you wouldn't think such an action would be legal in America, truth is often stranger than fiction.
The newly proposed expansion on Highway 41 will expand the highway to two lanes, increasing it to a total of four lanes on most of the roadway and from two to three lanes near the Phillips Community. The project would also start construction of Laurel Hill Parkway - a two-lane road that intersects through the outskirts of Laurel Hill County Park. For the Phillips Community, which sits adjacent to the highway, it could mean the loss of residents' homes and land that have been in their families for generations.
So, what can people like those in the Phillips Community do? They don't want to lose their homes or bear the burden of significantly more traffic around them. On their own, the options can be dour. But with the help of eminent domain attorneys in Ladson, SC, these families can receive the just compensation they deserve.
Remember that when you purchase or are given a plot of land, your property rights aren't as absolute as you may think. According to the United States Constitution, the government has the authority to take your property under specific circumstances. Essentially, your property rights are not absolute.
What's interesting is that the government's ability to take your property is actually stated in the Constitution. Even though the Constitution states that "private property shall not be taken for public use without just compensation," in essence, this means the government can take your property if the intended use is valid and they compensate you fairly. The Supreme Court upheld this view in 1876, interpreting that the government had this power based on the Constitution. Eminent domain was frequently used during the construction of the nation's railroad system, often without sufficient limitations on the government.
Unfortunately, many South Carolina residents end up being on the wrong end of the cost-benefit analysis when it comes to fair compensation. That's why, if the government is trying to take your land, it's so important to get in touch with eminent domain attorneys in Ladson, SC, as soon as possible. That way, you have someone by your side for any legal proceedings or disputes. At Lauren Taylor Law, we have a proven track record of achieving positive outcomes for our clients in cases where the government has failed to fulfill its legal responsibilities.
There are typically two different ways that the government may take your property. Those include:
In both scenarios, you could be forced into litigation in order to protect your rights, even though you had no plans on doing so.
When the government wants to acquire your land, they will typically begin by making a formal offer to buy your property. At this point, you may have the opportunity to negotiate with them. If you decide that selling your property is the best option, it's important to work towards reaching an agreement with the government on the sale price. This isn't always a straightforward process because the government may not be willing to offer you a fair amount.
To determine the price of your property, the government will have their appraiser assess the value of the property. This appraiser functions much like an adjuster for an insurance company, many of whom offer lowball pricing. You should know that you have the right to hire your own appraiser to determine an independent valuation. This is often the best course of action if you're considering selling to the government.
If you choose not to sell to the government, they may proceed by filing a lawsuit to initiate the condemnation process. At this point, you can challenge the taking itself by working with eminent domain attorneys in Ladson, SC. You can also ask the court to determine the fair market value of the property if the government's valuation is lower than what you believe is fair.
Given the history of these cases, you can never trust the government to act fairly. Why? Because local officials often have interests in such matters, and your rights are getting in their way. Sometimes, the only viable route you have is to lawyer up and fight the case in court.
When the government wants to acquire your land, they will typically begin by making a formal offer to buy your property. At this point, you may have the opportunity to negotiate with them. If you decide that selling your property is the best option, it's important to work towards reaching an agreement with the government on the sale price. This isn't always a straightforward process because the government may not be willing to offer you a fair amount.
To determine the price of your property, the government will have their appraiser assess the value of the property. This appraiser functions much like an adjuster for an insurance company, many of whom offer lowball pricing. You should know that you have the right to hire your own appraiser to determine an independent valuation. This is often the best course of action if you're considering selling to the government.
If you choose not to sell to the government, they may proceed by filing a lawsuit to initiate the condemnation process. At this point, you can challenge the taking itself by working with eminent domain attorneys in Ladson, SC. You can also ask the court to determine the fair market value of the property if the government's valuation is lower than what you believe is fair.
While the government can use its power to take your land, there are limits on its ability to do so. Namely:
As such, there are two reasons why you can sue the government as part of an eminent domain case:
Given the history of these cases, you can never trust the government to act fairly. Why? Because local officials often have interests in such matters, and your rights are getting in their way. Sometimes, the only viable route you have is to lawyer up and fight the case in court.
Landowners commonly contest whether the taking is genuinely for public use. There are constraints on the government's actions and the reasons for which they can seize your land. The interpretation of these terms by the courts often favors the government. "Public use" does not simply mean that your property would be open to the general public. Instead, the term is more akin to "for the benefit of the public."
Historically, the government expropriated private lands for projects such as bridges and highways. Numerous legal battles arose during the period when the nation was constructing its railroad system. In these instances, the courts typically interpreted "public use" more broadly.
Some of the most common reasons why government landtaking is upheld include the building of structures like:
These are the more "traditional" uses of eminent domain, where the public use would be less in question. However, the law also permits certain utilities to wield the power of eminent domain. For instance, in a recent case in South Carolina, Dominion Energy was granted the authority to acquire homes in order to construct an energy pipeline.
Regrettably, governments have historically tended to misuse this authority, and some courts have even condoned such actions. As an example, courts in Toledo, Ohio, allowed 83 homes to be taken from residents in order to construct a manufacturing plant for Chrysler, which said the plant would create jobs for the public.
If the government is trying to take your land, you should never give up on your property. By working with eminent domain attorneys in Ladson, SC, you may be able to stop them by challenging the taking itself. You can also challenge the purpose of the taking and argue that the reason for "public use" is really for private use.
Many people worry about the government taking over their entire piece of land. However, in some cases, the government may not need all your property and might not want to compensate you for it. They may only require a portion of your land.
In such instances, the government not only has to pay you for the part of the land they are taking, but they also have to compensate for the decreased value of the remaining land that you still own. Additionally, the government may seek to obtain an easement on your land through eminent domain. This easement could be for utilities or access to another area. Once again, the government must compensate you for the land taken and for the reduction in value of the rest of your property.
In essence, fair market value represents the amount a willing buyer would offer to a seller for their property. While this concept seems straightforward, applying fair market value in reality can be quite challenging. In many instances, negotiating with the government may be necessary to receive proper compensation for your land. Just like any negotiator, the government typically begins with a low offer and anticipates a counteroffer from you to reach a mutual agreement. Rarely does the government present its best offer right from the start.
Several valuations may be considered to determine your property's fair market value:
The amount of income your property could have produced
Comparison of sales to other similar properties in the area that were recently sold (there could be disagreements pertaining to what is comparable)
The amount of money it would cost to replace your property (and the structures built on it) minus depreciation
In reality, during a trial, both you and the government would have valuation experts testify. First, you'd have to choose the relevant valuation, which the government might dispute. Then, you'd need to apply the appropriate valuation method. There might be a significant difference between your numbers and the government's.
However, even if you couldn't prevent the seizure of the property, many have successfully challenged the government's valuation of their property. Property owners have compelled the government to pay more, and our team of eminent domain attorneys in Ladson, SC, has represented many of them in the legal process over the years.
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Typically, you'll receive notice regarding the potential acquisition of your property through a letter. But if you're like the residents of the Phillips Community, you might have already heard murmurs that something might happen to your land. If you suspect or find out that the government plans to take your land through eminent domain, you need the help of seasoned eminent domain attorneys in Ladson, SC, right away.
The truth is that the government can be just as challenging to deal with as an insurance company. Despite your constitutional rights, they might try to conceal information or offer far less compensation than your property is worth.
In an eminent domain lawsuit, you're essentially challenging the government. While some courts might show some level of deference to the government, they are not given free rein to do as they please. It's within your rights to stand up and contest the government's actions if they violate your rights. But to fight back effectively, your best bet is to work with an eminent domain lawyer from Lauren Taylor Law.
Your attorney will assess the best legal approach for your case, which could involve suing the government or vigorously defending against their lawsuit. You could also negotiate compensation, either before or after the case goes to court.
If you receive notice that your property is being targeted for eminent domain action, also known as condemnation, it's important to seek advice from an eminent domain attorney. Many people won't reach out to a lawyer when dealing with this kind of legal issue because they:
Unfortunately, these assumptions are rarely, if ever, true. In fact, you may actually be more vulnerable and at risk than you originally thought. This misunderstanding illustrates exactly why you should enlist the services of a reputable eminent domain attorney. With the assistance of a legal expert who is well-versed in South Carolina eminent domain law, property owners can safeguard their rights and secure maximum compensation.
Here are the top three ways an eminent domain lawyer can help:
It's important to keep in mind that the initial offer from the government for your property is often the lowest amount they think they can get away with. This rarely represents the full and fair compensation you deserve. An attorney has the expertise and resources to ensure that you receive proper compensation for the value of your property, including relocation expenses and more.
In some instances, an eminent domain attorney may be able to secure a higher amount than what the government is proposing. The eminent domain lawyers at Lauren Taylor Law are dedicated to safeguarding your rights and protecting your property
Government agencies are not permitted to simply take any property they desire. According to the 5th Amendment, they must prove that the condemnation is genuinely for public use and meets other specific criteria. You have the right to demand that the state fulfill these criteria before seizing your property. Plus, if only a portion of your property is necessary to complete the project, you have the right to safeguard the ownership of the remaining part of your property.
Eminent domain cases and their related laws can be quite intricate and overwhelming for the average property owner. You shouldn't be expected to grasp all the technical terms, and you certainly shouldn't be penalized for not fully understanding the process. That's why having an experienced eminent domain lawyer by your side is valuable on many levels. A skilled eminent domain attorney will assist you through each stage in plain language that you can grasp. With an eminent domain attorney advocating for you throughout your case to safeguard your rights, you stand a better chance of receiving the compensation you rightfully deserve.
If the government takes your property or prevents you from using it, you have the right to file a lawsuit. The law provides you with the opportunity to stand on equal ground with our government, allowing your lawyer to advocate for your rights in court.
At Lauren Taylor Law, our eminent domain lawyers step in so you don't get pushed around. Our goal is to fight the government on your behalf, so you get the compensation you deserve. Contact our office today to learn more about eminent domain in South Carolina and how our firm can help.
LADSON — The Walmart Neighborhood Market will temporarily close in April for renovations.Rather than fix up the small-format store section by section as the retail giant has done in its past Lowcountry overhauls, the company will completely shut down its 3685 Ladson Road outpost for a “rapid remodel.”The temporary closing will begin Monday, April 6, Walmart said in a statement. All Walmarts will be closed the day prior in observance of the Easter Sunday holiday.Walmart said the Ladson store near Jamison...
LADSON — The Walmart Neighborhood Market will temporarily close in April for renovations.
Rather than fix up the small-format store section by section as the retail giant has done in its past Lowcountry overhauls, the company will completely shut down its 3685 Ladson Road outpost for a “rapid remodel.”
The temporary closing will begin Monday, April 6, Walmart said in a statement. All Walmarts will be closed the day prior in observance of the Easter Sunday holiday.
Walmart said the Ladson store near Jamison Road will remain shut down for four weeks to “refresh and enhance” the customer experience.
“By condensing a traditional remodel project, which could take up to six months, we deliver the next generation of retail to our customers faster than ever before with less customer disruption,” Walmart said in the release.
The updates will include fresh paint and replacing fixtures, signage and lighting to brighten up the environment. Aisles will be expanded with a reconfigured spacier layout. The pharmacy and online grocery pick-up and delivery services will be updated as well, the store said.
During the closure, customers can also follow along on the store’s Facebook page for updates ahead of the remodeling.
In the meantime, the nearest Walmart locations are the Supercenter at 9880 Dorchester Road in Summerville, which is about 3.7 miles away, and the Neighborhood Market at 215 Saint James Ave. in Goose Creek, a little less than 8 miles away.
The Ladson store was the fourth Neighborhood Market in the region when it opened its doors in August 2015. Measuring about 41,000 square feet, it's about a quarter of the size of a traditional Supercenter.
Walmart bought the Ladson Road property from a national real estate investment group in July 2024 for $10.8 million, according to Charleston County real estate records.
A flurry of seismic activity continues in South Carolina, where three more earthquakes were recorded overnight.In less than 12 hours from Wednesday to early Thursday, a 1.6 magnitude earthquake was confirmed, then came a 2.5 magnitude earthquake, which was followed by 1.8 magnitude earthquake, according to the U.S. Geological Survey.All three of the earthquakes were recorded in South Carolina’s Lowcountry area, the USGS said. The first earthquake was at 4:25 p.m. near Ladson, while just a few miles away in Centerville ano...
A flurry of seismic activity continues in South Carolina, where three more earthquakes were recorded overnight.
In less than 12 hours from Wednesday to early Thursday, a 1.6 magnitude earthquake was confirmed, then came a 2.5 magnitude earthquake, which was followed by 1.8 magnitude earthquake, according to the U.S. Geological Survey.
All three of the earthquakes were recorded in South Carolina’s Lowcountry area, the USGS said. The first earthquake was at 4:25 p.m. near Ladson, while just a few miles away in Centerville another quake was confirmed at 9 p.m. Wednesday, the South Carolina Emergency Management Division said. More tremors followed at 3:52 a.m. Thursday, according the USGS.
These were the fourth, fifth and sixth earthquakes recorded in the same part of the Lowcountry in a 10-day span, South Carolina Department of Natural Resources Geological Survey data shows. Wednesday’s second earthquake was less than half a mile beneath the surface, while the other seismic activity was deeper — with both earthquakes about 3 miles underground, the USGS said.
Early Monday morning, a 1.6 magnitude earthquake occurred near Ladson, while a 2.9 magnitude earthquake occurred near Centerville on Feb. 7, according to South Carolina DNR. A 2.3 magnitude earthquake also was confirmed near Centerville on Feb. 3, South Carolina DNR data shows.
The seismic activity Wednesday and Thursday morning means that eight earthquakes have been confirmed in South Carolina this year.
Prior to the six consecutive tremors in the Lowcountry, the previous earthquake occurring in the Palmetto State happened Jan. 27, when a 2.1 magnitude quake was confirmed near Elgin, South Carolina DNR data shows. That was recorded a week after South Carolina’s first confirmed earthquake of 2026 hit the same area in Kershaw County with a 2.7 magnitude quake.
There were 35 confirmed earthquakes in South Carolina in 2025.
In 2024, there were 30 earthquakes in the Palmetto State, after 28 quakes were recorded in 2023, South Carolina DNR records show.
It had been uncommon for earthquakes to hit outside the Midlands area of the Palmetto State, specifically beyond Kershaw County, where 74 earthquakes have been confirmed since the end of June 2022, according to the South Carolina DNR.
That’s also where South Carolina’s most powerful recent earthquakes were recorded on June 29, 2022.
On that day, two earthquakes — one a 3.5 magnitude and the other 3.6 — were included in a flurry of tremors and aftershocks. Those were the two largest quakes to hit South Carolina in nearly a decade. A 4.1-magnitude quake struck McCormick County in 2014.
Anyone who felt tremors and shaking or heard rumbling from Wednesday night’s or Thursday morning’s earthquakes can report it to the USGS.
The most recent earthquake means at least 175 have been detected in the Palmetto State since the start of 2022, according to South Carolina DNR. All but 59 of the quakes have been in the Midlands.
In all, 121 earthquakes have hit the Columbia area since a 3.3-magnitude quake was recorded Dec. 27, 2021, according to the DNR.
The S.C. Emergency Management Division said the majority of the recent earthquakes were classified as a micro quakes, according to the Modified Mercalli Intensity Scale.
No major damage or injuries have been reported from the recent seismic activity or any of the other recent quakes.
Earthquakes that register 2.5 magnitude or less often go unnoticed and are usually recorded only by a seismograph, according to Michigan Technological University. Any quake less than 5.5 magnitude is not likely to cause significant damage, the school said.
It had been typical for South Carolina to have between six and 10 earthquakes a year, the S.C. Geological Survey previously reported. There have been 189 earthquakes in South Carolina since Jan. 18, 2021, according to DNR. During a 2022 town hall to address the earthquakes, state geologist Scott Howard said as many as 200 smaller tremors might have gone unnoticed and unrecorded.
| Jan. 8/Jenkinsville | 1.9 | 3.0 |
| July 5/Parksville | 2.7 | 11 |
| July 16/Summerville | 2.2 | 1 |
| Aug. 23/Coronaca | 2.9 | 6.8 |
| Aug. 23/Coronaca | 3.0 | 2.1 |
| Aug. 23/Coronaca | 2.5 | 1.3 |
| Aug. 23/Coronaca | 1.9 | 0.1 |
| Aug. 23/Coronaca | 2.0 | 0.3 |
| Aug. 23/Coronaca | 2.4 | 5.4 |
| Aug. 23/Coronaca | 1.8 | 6.4 |
| Aug. 23/Coronaca | 2.1 | 8.0 |
| Aug. 24/Coronaca | 1.8 | 0.4 |
| Aug. 25/Coronaca | 2.0 | 0.4 |
| Aug. 25/Coronaca | 1.7 | 5.5 |
| Aug. 26/Coronaca | 2.4 | 0.3 |
| Aug. 27/Coronaca | 2.0 | 0.4 |
| Sept. 13/Ware Shoals | 1.7 | 0.0 |
| Sept. 26/Coronaca | 2.2 | 5.6 |
| Sept. 29/Kershaw | 1.8 | 12.8 |
| Nov. 9/Centerville | 1.8 | 7.9 |
| Feb. 3/Centerville | 2.3 | 7.7 |
| Feb. 7/Centerville | 2.9 | 5.2 |
| Feb. 11/Centerville | 2.5 | 0.7 |
The quake was felt by hundreds in the area.LADSON, S.C. — South Carolina felt the ground shake again on Monday marking the third earthquake in less than a week.Saturday night, there was a 2.9-magnitude earthquake near Charleston, 3.7 miles southeast of Centreville, according to the USGS. It was the strongest quake recorded in South Carolina so far this year and it was felt by nearly a thousand people across the Lowcountry and beyond.University of Charleston Professor of Geology Steven Jaume says it was noticeable b...
The quake was felt by hundreds in the area.
LADSON, S.C. — South Carolina felt the ground shake again on Monday marking the third earthquake in less than a week.
Saturday night, there was a 2.9-magnitude earthquake near Charleston, 3.7 miles southeast of Centreville, according to the USGS. It was the strongest quake recorded in South Carolina so far this year and it was felt by nearly a thousand people across the Lowcountry and beyond.
University of Charleston Professor of Geology Steven Jaume says it was noticeable but not unusual.
“It’s kind of in the normal place that we get them,” Jaume said. “It’s just slightly larger than normal. We’ve certainly had bigger ones within the past few years.”
Jaume says there may be an explanation for these earthquakes.
“It appears to be a place where some old faults from about 200 million years ago are being reactivated,” Jaume said. “There are places inside the plates where things are just weaker than the other stuff around it. And then it moves.”
This quake was the third minor earthquake in South Carolina in less than a week in the Ladson and Summerville area, raising concerns about whether a bigger one could be coming. Jaume says clusters like this aren’t unusual and don’t automatically signal danger.
“If they kept feeling them for three, four, five days in a row, then I might get a little concerned,” Jaume said. “But one or two days that’s not out of the ordinary.”
Earthquakes here can feel stronger and be felt over a wider area even when they’re smaller.
“Here in the eastern part of the US, the crust is colder and and harder, and it transmits the seismic waves a lot better," Jaume said. "When you go out West, it's a lot more warmer and more fractured."
If you feel shaking, drop, cover, and hold on and stay away from windows.