Key Takeaways
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The New Timeline: The median days on market in the Charleston region has crossed the 70-day threshold. Patience is the new normal.
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The "Turnkey" Premium: Buyers facing 6% mortgage rates have very little extra cash for renovations. Homes that are move-in ready are commanding a massive premium over "fixer-uppers."
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Pricing Precision: Overpricing your home by even 5% to "test the market" is the fastest way to kill your listing in 2026.
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Concessions are Expected: Sellers should budget to offer repair credits or rate buy-downs to close the deal.
If you are planning to sell your Charleston home this spring, you need to forget everything you learned about real estate between 2020 and 2023.
The latest data for February 2026 shows a market that has firmly returned to its historical norms. The most glaring statistic? The median Days on Market (DOM) in the Charleston region is now hovering right around 70 days.
If you put a sign in your yard on a Friday, you should not expect multiple offers by Sunday night. Here is what you need to know to successfully navigate the 2026 "Normal Market."
The Turnkey Premium Buyers today are tired, and their budgets are stretched. With mortgage rates holding steady, buyers are calculating their monthly payments down to the dollar. What they don't have is an extra $30,000 in cash to remodel your 1990s primary bathroom. If your home requires work, you will be heavily penalized on price. If your home looks like a model home—fresh paint, clean carpets, modern fixtures—you will still attract strong offers. The gap in value between an "updated" home and an "original" home has never been wider.
The Danger of "Aspirational Pricing" In a balanced market, your home is a product competing on a shelf against 4,000 other products. If you overprice your home to "see what happens," it will sit. Once a home sits past 30 days, buyers automatically assume something is wrong with it, and the low-ball offers begin. Pricing accurately on Day 1 is your strongest marketing tool.
Neighborhood Watch: Where is the Competition?
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Mount Pleasant: Inventory remains tight here, but buyers are picky. A $1.2M home that hasn't been updated since 2005 will sit on the market for 90+ days.
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Summerville: This is a highly price-sensitive market. With heavy competition from new construction, resale sellers here must be priced aggressively and be willing to offer closing cost assistance to compete with builder incentives.
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West Ashley & Downtown: Historic charm still sells, but buyers are demanding thorough inspections. Pre-listing inspections are highly recommended here to prevent deals from falling apart over old plumbing or crawl space issues.
Frequently Asked Questions
Q: Should I wait until April to list my home? A: No. Inventory peaks in the late spring. Listing now (late February/March) allows you to capture serious buyers before your competition floods the market.
Q: What is the best ROI renovation before selling? A: Paint and curb appeal. A fresh coat of neutral paint and clean landscaping offer the highest return on investment. Don't do a full kitchen remodel right before moving.
By: Dustin Guthrie, Realtor
📞 Call/Text (843) 697-7757
📧 [email protected]
📸 Instagram @dustin_guthrie_realtor
