📊 Charleston Market Pulse: Sept 12–18, 2025

• 247 homes under contract this week, led by single-family homes with a $509K median list price.

• Luxury stronghold: 39 contracts over $1M, with 9 above $3M.

• Foreclosures/short sales remain rare (just 4).

Absorption & Closings:

• Year-to-date sales are nearly flat vs. 2024 (+0.8% volume, +2.4% prices)

• Months of inventory across the region averages 3.1 months, well below the 6-month “balanced” line

• Hot spots: Hanahan (1.8 MOI), West Ashley inside 526 (2.3), Daniel Island (2.4) → strong seller advantage.

• Softer zones: Edisto (6.1), Sullivan’s & Awendaw (6.7), Folly (11.0) → shifting toward buyer leverage.

Area highlights this week:

• James & Johns Islands holding steady ($680K & $640K medians).

• Mt Pleasant continues to dominate luxury: $1.3M median, 14 contracts >$1M.

• Summerville/Moncks Corner driving volume in the mid-$300Ks with Cane Bay fueling new builds.

• Peninsula Charleston: $1.5M median, $668/sqft, proving high-end demand remains resilient.

• North Charleston still the affordability anchor, $268K median.

What it means:

• Next 6–12 months: Expect a bifurcated market.

  • 🔥 Sub-$400K and strong school-district suburbs will stay competitive with low inventory.

  • 💎 Luxury and relocation-driven demand keeps top-end stable.

  • ⚖️ Mid-tier coastal/island segments with 6–11 months of inventory could face price softening if absorption doesn’t improve.

    What Buyers & Sellers Should Expect in the Next 6–12 Months

👉 Buyers: move quickly in low-inventory zones.
👉 Sellers: luxury and entry-level are holding strong, but mid-tier coastal sellers may need sharper pricing strategies.

“Looking to buy or sell in Charleston, Mount Pleasant, Summerville, or Johns Island? Contact Greg Flanagan, Broker-in-Charge of SCSOLD Real Estate, for forthright, local, qualified service.”

SCSOLD LLC Real Estate Company