If you’ve been watching Charleston real estate from the outside, it can feel like a contradiction: you’ll hear “the market is cooling” in one sentence, and “homes are still selling fast” in the next. Both can be true—because Charleston isn’t a single market. It’s a collection of micro-markets (Downtown, Mount Pleasant, James Island, Johns Island, Park Circle, West Ashley, Daniel Island, Isle of Palms, Summerville/Nexton, and beyond), each reacting a little differently to inventory, rates, and buyer demand.
But when you zoom out and look at the broader Charleston-area data, one theme is clear:
Charleston is stabilizing—not crashing.
The latest Charleston-area numbers (and why they matter)
The most recent Charleston Trident MLS market report (December 2025) shows:
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Median sales price: $434,020 (up year-over-year)
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Days on market: 56 (up year-over-year)
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Months supply: 3.0 months (up year-over-year)
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New listings: up 14.6% year-over-year
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Pending sales: up 21.0% year-over-year
What does that mean in plain English?
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More choices are coming to market (new listings and inventory are up).
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Buyers have a little more breathing room than they did during the peak frenzy.
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Sellers still have leverage in many neighborhoods because 3 months of supply is still relatively tight. (A “balanced” market is often closer to 4–6 months, as a general rule of thumb.)
What it feels like on the ground (buyers vs. sellers)
For buyers:
You may not have to make a same-day decision on every house anymore, and you’ll see more opportunities to negotiate—especially on homes that are overpriced, dated, or have location challenges. But the best homes (great layout, great location, priced correctly) still draw strong activity.
For sellers:
You can still absolutely sell—and sell well—but the “pricing bravado” phase is mostly over. The market is rewarding homes that are staged/prepped, priced strategically, and marketed aggressively. Overpricing tends to lead to longer days on market, and longer days on market tends to invite discount requests.
How Charleston compares to the national mood
Nationally, housing has been dealing with higher mortgage rates and constrained affordability. Recent reporting notes U.S. existing-home sales stayed near a multi-decade low in 2025, even while prices remained elevated—largely because of limited supply and rate lock-in dynamics.
Charleston has felt those same forces—but our demand is also fueled by lifestyle relocation and long-term desirability. That’s why we tend to “normalize” rather than fall off a cliff.
The “Charleston truth” that headlines miss
Here’s what matters most if you’re trying to time the market:
Charleston is a city where location quality stays valuable. The neighborhoods with strong schools, good commutes, community feel, and lifestyle proximity tend to stay resilient. When the market softens, it’s usually the homes that are (1) overpriced, (2) poor condition, (3) tricky location, or (4) unique layout that feel it first.
Conclusion: what you should do with this information
Right now, Charleston is in a healthier market than extremes on either side: not the frantic chaos of peak bidding wars, and not a “wait for a crash” scenario either. It’s a market where preparation and strategy matter again—whether that means getting fully underwritten as a buyer, or presenting your home like the best option in its price range as a seller.
By: Dustin Guthrie, Realtor
📞 Call/Text (843) 697-7757
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