The Charleston housing market continued to evolve through the third quarter of 2025, balancing rising inventory with steady buyer demand. While homes are taking slightly longer to sell, total sales volume remains strong and property values are holding firm. Compared to mid-year, more listings entered the market, the average days on market remained steady, and buyers now have more negotiating room—especially in neighborhoods where supply has built up. Despite higher mortgage rates and seasonal cooling, Charleston’s housing market continues to outperform much of the nation thanks to its lifestyle appeal, strong economy, and regional growth.
Key Market Metrics
| Period | Avg Active Listings | Avg Sold Listings | Absorption Rate | Sale-to-List Ratio | Avg CDOM | Total Sold Volume |
|---|---|---|---|---|---|---|
| 2025 (Mid-Year) | 4,889 | 1,490 | 3.36 months | 96.4% | 58 days | $5.8B |
| 2025 (Through Q3) | 5,150 | 1,518 | 3.53 months | 96.2% | 57 days | $8.82B |
Charleston Metro market data compiled through September 2025, representing the combined tri-county region.
Inventory and Buyer Activity
Inventory across the Charleston metro increased 5.3% since mid-year, bringing more balance to the market. Sellers remain active, with more homeowners choosing to list now that pricing has stabilized and demand remains reliable.
Buyer activity, meanwhile, remains consistent. Closed sales ticked up slightly, averaging just over 1,500 per month, and the absorption rate rose to 3.53 months, indicating a shift toward equilibrium. While the pandemic-era frenzy has cooled, well-priced homes continue to move quickly, particularly in desirable school zones and walkable neighborhoods.
Price Stability and Market Efficiency
The sale-to-list ratio of 96.2% and an average 57 days on market illustrate a stable, confidence-driven market. Sellers are still achieving near-list pricing when homes are presented well and priced realistically.
Compared with 2024, the Charleston region continues to see stronger price retention and fewer price reductions than most southeastern metros—thanks in large part to population growth, steady inbound relocation, and limited new construction in the urban core.
Submarket Insights
Mount Pleasant
Mount Pleasant remains one of the most competitive submarkets, accounting for a large share of the metro’s total volume. Average listing prices remain among the highest in the region, and luxury demand continues around Old Village, Ion, and along Highway 17. Inventory has increased modestly, giving buyers a touch more leverage than earlier in the year. Homes priced correctly in the $800K–$1.5M range still attract multiple offers.
Park Circle / North Charleston
Park Circle continues to shine as one of Charleston’s most dynamic and accessible neighborhoods. Inventory is up slightly, but demand remains strong for updated homes and those within walking distance of the new Park Circle town center and Battery Park redevelopment area. Average days on market hover near the regional average, but well-staged listings often move faster thanks to affordability and lifestyle appeal.
Downtown Charleston
Historic Downtown Charleston remains resilient, though the market has softened slightly in higher price brackets. Rising insurance costs and renovation expenses have slowed some investor activity, yet the core peninsula continues to attract buyers seeking architectural charm and proximity to restaurants and culture. Condos and smaller historic homes priced below $1M are performing especially well.
Coastal Communities (Isle of Palms, Sullivan’s Island, Folly Beach)
Charleston’s beach markets saw a predictable seasonal slowdown heading into fall. Demand for second homes and short-term rental-eligible properties remains steady but less frenzied than early 2025. Buyers are more selective, focusing on turnkey homes that minimize insurance and maintenance concerns. Despite softer pace, sale-to-list ratios on the islands remain among the strongest in the metro.
Economic and National Context
Charleston continues to outperform national housing averages. While many U.S. metros have seen falling transaction volume, Charleston’s $8.8 billion in year-to-date sales shows sustained momentum.
Interest rates have hovered between 6.5–6.8%, limiting affordability for first-time buyers but having minimal impact on relocation and move-up segments. The local job market—anchored by Boeing, Volvo, and the Port of Charleston—has helped support steady migration and home demand.
Rising insurance costs remain a watchpoint, particularly for coastal homeowners. Still, population inflow, lifestyle appeal, and regional economic strength continue to underpin long-term stability.
Looking Ahead: Q4 2025 and 2026 Forecast
As we head into the final months of 2025, Charleston’s real estate market is expected to remain stable and slightly slower, consistent with typical seasonal patterns.
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Inventory will likely plateau as new listings taper off during the holidays.
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Prices should remain steady, with minimal volatility.
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Buyers may see improved negotiation potential, particularly on homes lingering 60+ days.
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Sellers can still achieve strong results by pricing according to recent comparable sales and emphasizing move-in readiness.
Looking ahead to early 2026, lower borrowing costs and renewed buyer enthusiasm could re-energize sales volume, especially if interest rates ease further.
Final Thoughts
Charleston’s housing market through Q3 2025 continues to demonstrate balance, resilience, and strong fundamentals. Rising inventory and steady demand have created a healthier marketplace, while regional submarkets—from Mount Pleasant’s luxury corridors to Park Circle’s creative energy—each offer unique opportunities for both buyers and sellers.
For buyers, the coming months present an excellent time to act deliberately, explore more inventory, and secure favorable terms. For sellers, pricing strategy, presentation, and patience remain the keys to success.
If you’d like a personalized analysis of your neighborhood or want to understand how these trends affect your property’s value, let’s connect—I’d be happy to help you navigate Charleston’s evolving market with confidence!
