A clear-eyed look at what’s moving—and what’s slowing—across the Lowcountry housing market.
As we cross the halfway point of 2025, Charleston’s real estate market continues to show strength, but not without some subtle shifts beneath the surface. Inventory is rising, homes are taking slightly longer to sell, and while buyer demand remains present, affordability continues to be a sticking point for some. Still, compared to many markets across the U.S., Charleston’s blend of lifestyle appeal, job growth, and regional stability is keeping things moving—albeit at a more measured pace.
Here’s what we’ve seen so far in the first half of the year, how it compares to the back half of 2024, and what these trends suggest about the road ahead.
A Steady Start to the Year
From January through June of 2025, the Charleston metro area averaged just under 4,900 active listings per month, up from roughly 4,630 in the latter half of 2024. That rise in inventory is significant. It means buyers have more options, and the frenzy that characterized recent years is continuing to cool.
New listings have also jumped—by nearly 28% compared to the second half of 2024. This is a strong signal that more homeowners are feeling confident about listing their properties, possibly sensing a shift toward a more balanced market. At the same time, homes are still selling—about 1,490 properties per month closed in the first half of 2025, up about 5% from the previous six-month period.
Despite more inventory and a slight slowdown in the pace of transactions, prices have remained remarkably steady. Homes in Charleston are still selling for 96.4% of their original list price on average, and total sales volume for the year has already surpassed $5.8 billion. That’s an 8.8% increase over the second half of 2024—a testament to both buyer demand and the rising price points in some of the region’s most sought-after neighborhoods.
Signs of Change Beneath the Surface
While the numbers point to a healthy market, there are signs of change that both buyers and sellers should be paying attention to. Most notably, the average number of days a home spends on the market has increased from 50 to 58. That might not seem dramatic, but it suggests that buyers are becoming more discerning, taking more time to make decisions, and possibly negotiating harder on price or contingencies.
The absorption rate—a measure of how quickly the market is selling available inventory—has also ticked up from 3.20 months to 3.36 months. That’s still considered a seller’s market, but it indicates movement toward a more balanced environment. In short, homes are still selling, but not as quickly or as automatically as they were in previous years.
These subtle shifts are likely being driven by a few key factors: elevated mortgage rates, rising insurance premiums (particularly in flood-prone areas), and general economic uncertainty surrounding the upcoming presidential election later this year.
Mortgage Rates, National Trends, and Local Confidence
Nationally, the real estate market has been mixed. Many areas are seeing softening demand due to affordability concerns, with first-time buyers in particular being squeezed out of the market. Mortgage rates have remained relatively high throughout the first half of 2025—hovering around 6.5% to 6.8% for a 30-year fixed loan—despite the Federal Reserve beginning to ease rates slightly.
Charleston, however, is somewhat insulated from these national pressures. The region continues to attract relocation buyers from higher-cost markets, and remote work has allowed more people to prioritize lifestyle and location over commuting convenience. This sustained interest helps prop up demand, even as local buyers grapple with higher borrowing costs.
The sharp rise in new listings also suggests that local homeowners are responding to opportunity. With home values still holding firm and more market-savvy buyers entering the picture, many sellers are seizing the moment—especially before potential policy shifts or rate changes in the second half of the year.
Looking Ahead: What to Expect in the Second Half of 2025
If current patterns hold, Charleston’s market will likely continue to normalize over the next six months. Inventory is expected to remain elevated, giving buyers more leverage, particularly in neighborhoods with a surplus of listings. Homes that are updated, well-staged, and priced competitively will continue to perform well, while those that are overpriced or need work may linger longer on the market.
Prices are expected to remain relatively stable, with only modest appreciation in most areas—perhaps 2–3% annually—though specific micro-markets, especially near the beaches or within top school zones, could outperform that average.
For sellers, the key will be preparation and realistic pricing. The days of listing on Friday and receiving multiple offers by Sunday are fading in many submarkets. But make no mistake—well-positioned homes are still moving quickly, particularly when priced to align with buyer expectations.
For buyers, this is a moment of opportunity. With more inventory and slightly longer timelines, the pressure to make rushed decisions has eased. Locking in a mortgage rate now and refinancing later remains a sound strategy, especially as interest rates are not expected to fall dramatically in the short term.
Final Thoughts
Charleston’s housing market is adjusting, but it hasn’t lost its momentum. While some of the speed and intensity of past years has faded, the fundamentals remain strong. People want to live here—for the lifestyle, the community, and the opportunities—and that’s a trend that’s unlikely to change anytime soon.
If you’re thinking of making a move, the rest of 2025 could present a sweet spot: more choices for buyers, solid returns for sellers, and a window of time before potential national events introduce new variables into the equation.
Have questions about your neighborhood or curious what your home might be worth in today’s market? I’d love to talk. Let’s connect and make a plan that fits your goals—whether you’re buying, selling, or just keeping an eye on what’s next.
By: Dustin Guthrie, Realtor
