Three Real Estate Opportunities in Charleston Right Now

National headlines keep warning of a cooling market, but Charleston’s numbers tell a different story. Inventory has grown, yet homes are still selling within weeks — and sellers are achieving up to 100% of asking price. Here are three opportunities shaping the Charleston market right now.

1️⃣ North Charleston: The Last True Entry-Level Market

• Avg Sale Price: $350,130

• Months of Inventory: 4.0

• Sale-to-List Ratio: 98%

• Avg Days on Market: 47
  
  

North Charleston remains the most accessible submarket in the metro. Inventory is up slightly, but homes under $400K are still moving quickly, thanks to affordability and proximity to major employers and I-26.

For Buyers:
Competition is manageable, and price corrections have created a window to buy before rates ease in 2026. Look for well-maintained resales near Park Circle, or expand your search slightly inland for better value per square foot.

For Sellers:
Even with a four-month supply, homes priced right are closing fast. Focus on turnkey presentation—fresh paint, curb appeal, and pre-list inspections go a long way toward preserving that 98% sale-to-list performance.

2️⃣ Summerville & Hanahan: The Move-Up Market With Leverage

• Summerville Avg Sale Price: $423,061

• Hanahan Avg Sale Price: $460,688

• Combined Months of Inventory: 2–3 months

• Sale-to-List Ratios: 98–99.5%

• Avg Days on Market: 43–45
  
  

This is Charleston’s “sweet spot.” Summerville and Hanahan strike a rare balance of steady demand, newer inventory, and price points that still feel attainable. Homes are selling in just over a month, often at or above list price.

For Buyers:
If you’re moving up from a first home, this market offers more breathing room than the past two years, but that won’t last. Builders are still active, but the best-located resales (especially with larger yards or updated finishes) attract quick offers. Consider negotiating flexible closing terms or seller-paid rate buydowns.

For Sellers:
This is your market to move strategically. With rates projected to moderate into 2026, listing now means less competition and a larger pool of serious, qualified buyers. Strong presentation—great photos, small upgrades, and clean pricing—can still deliver top dollar in under 45 days.

3️⃣ Charleston & Mount Pleasant: Sellers Retain the Advantage in the Upper Tier

• Charleston Avg Sale Price: $868,730

• Mount Pleasant Avg Sale Price: $1.2M

• Months of Inventory: 2.8–3.4

• Sale-to-List Ratios: ~97–98%

• Avg Days on Market: 60–69
  
  

While national headlines focus on luxury slowdowns, Charleston’s upper-tier market remains remarkably strong. Homes that are move-in-ready and well-located—especially near downtown, beaches, or top schools—continue to sell near full price, though buyers are negotiating more confidently than last year.

For Buyers:
Patience pays. With a bit more inventory to choose from, you can afford to prioritize condition and location rather than chasing every new listing. Expect fewer bidding wars, but act decisively when the right property appears.

For Sellers:
The data shows clear strength on your side. With less than three months of inventory in many luxury pockets, your opportunity lies in presentation and precision. Partner with an agent (👋) who understands digital marketing, buyer psychology, and visual storytelling. This is where strategy—not luck—secures top-dollar results.

The Big Picture

A six-month supply is considered a balanced market nationally. Charleston’s key submarkets range from 2 to 4 months, keeping us distinctly seller-leaning.
The opportunity for both sides lies in timing and preparation—buying before rates ease and competition spikes, or selling before inventory climbs in spring.

The Charleston market hasn’t cooled; it’s simply matured. And that rewards data-driven decisions.

Whether you’re planning to buy or sell in 2026, let’s build a strategy around real Charleston data—not national headlines. Schedule your call here - or fill out and submit the form below, and I'll be in touch shortly.