If you've been wondering what’s really happening in the Charleston real estate market, you're not alone. Headlines might have you thinking everything is slowing down or becoming unaffordable — and there’s some truth to both — but the reality is more nuanced. So, here’s what has actually happened in Charleston County year-to-date and for the month of October, plus a deeper dive into Upper Mount Pleasant, one of our most active areas.

Countywide Market Snapshot:

Charleston County continues to hold strong — though like every fall, there’s a seasonal slowdown.

• Inventory: Listings are up over 5% year to date, giving buyers more choices than last year.

• Sales Prices: The average sales price across Charleston County is now over $1.04M — up 11% compared to last October. The median sits at $715K.

• Days on Market: It’s taking about 42 days on average for a home to go under contract — up from the fast-paced 2–3 day average we saw in recent years.

• Sale-to-List Price: Sellers are receiving about 95.8% of their asking price. That means list prices are still adjusting and buyers are negotiating more than they used to.

• Closed Sales (October only): Down 7% from last October — typical for this time of year, but not alarming.

So how are prices up while sales are down and homes are sitting longer? A few key reasons: new construction and high-end properties are heavily influencing the averages. Builders price their homes aggressively, and luxury buyers (often relocating from out of state) are still purchasing $3M+ properties — and paying asking price to do it.

A Closer Look at Upper Mount Pleasant:

This area, where we work extensively, tells its own story:

• New Listings (October): Down slightly — only 4 fewer homes than last year.

• Closed Sales: Up 38% compared to October 2024 — a big jump.

• Average Sale Price: Down 4% year-over-year. Not huge, but worth noting.

• Sale-to-List Ratio: Sellers received about 97% of list price — a 3% drop from asking.

• Days on Market: Averaged 48 days in October — slightly faster than countywide.

What this tells us: buyers are active in Upper Mount Pleasant, especially when homes are priced right and move-in ready. They’re searching for value, but they’re still making strong offers. Sellers, however, are needing to negotiate and be realistic with pricing. Those who do are often rewarded with multiple offers — even if not all at once.

What's Driving the Disconnect?

If you’re feeling confused about why prices are up while it seems harder to sell a home, you’re not alone. Here’s what’s happening behind the scenes:

• New Construction Influence: Brand-new homes are commanding full price. Builders aren’t budging, and buyers are paying it.

• Luxury Sales Are Boosting Averages: High-end homes continue to move, often with fewer concessions.

• Resale Listings Require Strategy: Resale homes that don’t measure up to new builds in condition or pricing? They’re sitting… or attracting lowball offers.

Seller Takeaways

• Pricing matters more than ever. If you're on the market now, your home should reflect both the competition and the condition buyers expect.

• Expect some negotiation. On average, sellers are coming down around 3–4% from their original list price.

• Presentation is everything. Buyers paying $1M+ expect updated, move-in-ready homes. If yours needs work, prepare accordingly — or price accordingly.

Buyer Takeaways

• There’s more inventory now than this time last year, but the best homes still move quickly.

• Be ready to act decisively if you find a well-priced, move-in-ready property — especially in desirable neighborhoods like Upper Mount Pleasant.

• It’s not quite a buyer’s market — more like a balanced one — and conditions vary neighborhood to neighborhood.

Want to Know What This Means for Your Neighborhood?
We’re happy to run specific stats for your street, subdivision, or zip code. Whether you're thinking of selling this winter or just curious about where things stand, we can walk you through what’s happening in real time.

📞 Call or message us anytime — we’re here to help you navigate the market with clarity and confidence.

Warmly,
Lauren, Tina and Gigi | Lauren Zurilla & Associates

P.S. - Want to watch our video market update?  Visit our YouTube channel!