If you want to understand where the Charleston real estate market is headed, you don’t look at headlines — you look at contracts.

As a local Realtor specializing in Mount Pleasant, Daniel Island, Isle of Palms, and Downtown Charleston, I track ratified contracts weekly because they show us real-time buyer sentiment — and predict what closings will look like 30–60 days from now.

Here’s what the numbers are telling us:

Buyer Activity Is Increasing

• 221 properties went under contract last week marketwide.
• Written sales finished +10% in December 2025 vs. December 2024.
• Closed sales finished +6% year-over-year.

Seasonally, contracts rise steadily from now through late April, remain strong through late August, and then taper in the fall. This year is tracking in line with long-term historical patterns.

Mortgage Rates Have Declined

Mortgage rates have steadily trended downward over the last 12 months.

For buyers waiting on rates, consider this:

• If rates drop after closing → refinance.
• If rates stay the same → you’re neutral.
• If rates rise → you’re glad you didn’t wait.

Meanwhile, Charleston home prices are not meaningfully declining — which makes “waiting it out” a risky strategy.

Median Home Prices Remain Stable Near Highs

The Charleston median sale price remains just under $425,000, holding in a tight band between $400,000–$425,000 for nearly three years.

That consistency signals pricing stability — not weakness.

Price Per Square Foot Near Record Levels

Average sold dollar per square foot remains within 2–3% of an all-time high.

What that means:

• Buyers appear capped at a certain overall price point.
• They’re purchasing slightly smaller homes.
• Values continue to slowly appreciate even while the median price looks stable.

Stable median price does not equal flat values.

Inventory Is Rising — But It’s Still a Seller’s Market

• Active inventory recently hovered around 5,350 listings.
• A balanced market would require roughly 3,600 additional listings.
• Charleston currently has about 12 weeks of inventory overall.

In high-demand areas like Mount Pleasant and Daniel Island, inventory is often closer to the 2–3 month range.

The market is moving toward balance — but sellers still hold leverage.

New Listings Are Increasing

Roughly 1,400 new listings hit the market in December, several hundred more than last year.

More supply is entering the market, but demand remains steady.

New Construction Is a Significant Portion of the Market

• 37% of pending contracts are new construction.
• About 34% of closings are new construction.
• 24% of available inventory is new construction.

By county:

• Charleston County → 14% of closings are new construction.
• Dorchester County → 38%.
• Berkeley County → 53%.

Builders are playing a major role in overall supply, particularly outside the peninsula and Mount Pleasant.

Foreclosures Remain Historically Low

Foreclosures and short sales represent about 1% of available listings.

Even with a slight uptick in delinquencies from historic lows, projections suggest distressed properties could account for roughly 1.8% of the market over the next year — not a crash signal.

High homeowner equity and strong employment continue to prevent a foreclosure wave.

What This Means for You

For Buyers:

• Rates have improved.
• Prices are stable.
• Inventory is increasing but not oversupplied.
• Waiting carries real risk if prices continue appreciating.

For Sellers:

• The market still favors you.
• Strategic pricing and presentation matter more than they did two years ago.
• Data-driven positioning wins.

Charleston isn’t overheated.
It isn’t collapsing.
It’s normalizing — in a controlled, data-supported way.



If you’re buying or selling in Mount Pleasant, Daniel Island, Isle of Palms, or Downtown Charleston, the strategy matters more than ever. I monitor these trends weekly so my clients can make informed, confident decisions based on facts — not fear.