01/30/2026 · 4:06 pm

Market Review – Charleston Area MLS -January Update 2026

CLOSED SALES – There were1,501 closed sales in December of 2025, up 4.6% from December of of 2025

SALES PRICE – The median sales price closed out at $433,825| up+4.6% year-over-year, and the average sales price for November 2025 was$630,469 up+3.0%

PRICE PER SQFT – The average price per sqft for all residential property types was at $295 | up +1.4%

NEW WRITTEN SALES (Pending) – There were 1,181 new written sales in December 2025, up+16.2% This is an indicator of future activity and seems to be a good sign for 2026.

INVENTORY – Approximately 1,355 new listings (all property types) came online in December of 2025, which is upc+14.4% with the average Days on Market at 56, up +12% and 3.0 months of inventory.

NEW CONSTRUCTION

new construction comprises about 34% of the closed sales and represents 37% of all pending contracts in the MLS

  • New Homes “pendings” will always be higher than new homes closings as new construction typically sits in pending status for far longer than a resale, and the new homes tend to “pile up” in pending status, so new homes actually represent about 34% of the sales market currently
  • New homes represent 24% of the available inventory currently
  • 14% of all closings in Charleston County are new construction
  • 38% of all closings in Dorchester County are new construction
  • 53% of all closings in Berkeley County are new construction

DECEMBER MEDIAN SALES PRICE BY COUNTY:

Year over Year – 2024 VS 2025

Nationally– Year Over Year – There was 3.0% decrease in pending home sales according to the National Association of Realtors. Regionally, there were gains in in the South and declines in the Northeast, Midwest, and West

Charleston MLS – 2025 Closed sales were at approximately 5,000 which was about the same as they were in 2024. New listing total for the year came in at 6,012, up just 1% from 2024 and the median sales price was up just 1.3 %.

The Takeaway: December 2025 saw some increases in closed sales, price, and inventory compared to December 2024, but the year-over-year comparison (2024/2025) was relatively flat, with 2025 statistics very similar to those of 2024. However, December 2025 experienced an impressive 16% increase in Pending Sales (new written sales/not closed), which is an indicator of future closed sales and could be a positive sign for 2026.

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12/24/2025 · 12:21 am

Market Review – Charleston Area MLS – December Update 2025

CLOSED SALES – There were1,229 closed sales in November of 2025, down-7.8% from November of 2024.

SALES PRICE – The median sales price closed out at $421,968 | up+0.6% year-over-year, and the average sales price for November 2025 was$665,985 | up+8.8%

PRICE PER SQFT – The average price per sqft for all residential property types was at $228 | up +3.2%

NEW WRITTEN SALES (Pending) – There were 1,286 new written sales in November 2025, up+4.0%

INVENTORY – Approximately 2,653 new listings (all property types) came online in November of 2025, which is up+4.4% with the average Days on Market at 52, up +8.3% and 3.5 months of inventory.

NEW CONSTRUCTION

  • New homes represent 28% of closed sales, which is down approximately 26%

The Takeaway: Closed sales dipped slightly, but with mortgage rates easing, more buyers are jumping back in, as seen in the rise in loan applications and new sales contracts. New listings climbed about 4%, adding to inventory and lengthening days on market, though we’re still short of the supply needed for a balanced market.

OCTOBER MEDIAN SALES PRICE BY COUNTY:

Berkeley $380,000 | down-4.0%

Dorchester $385,000 | up+4.1%

Charleston $636,000 | down-2.2%

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12/23/2025 · 10:19 am

Charleston was Listed as One of the Top 10 Homebuying Hotspots for 2026 by The National Association of Realtors

The National Association of REALTORS® unveiled the top 10 homebuying hot spots for 2026 in a new report, Housing Hot Spots for 2026: The Markets Poised for New Buyer Opportunities. Charleston was among the selected. 
These top 10 housing hot spots consist of markets that outperform the average market in the U.S. on at least five of 10 economic, demographic, and housing indicators, have populations above 250,000, and demonstrate meaningful 2026 opportunities for homebuyers.


NAR senior economist Nadia Evangelou stated that, “Charleston is a metro that stands out from the crowd”. The city’s inventory is growing at the right price points, offering would-be buyers’ greater affordability than many other locations.

Population growth in the metro remains among the fastest in the area, fueled by both millennial households and high-income transplants from the Northeast. Additionally, income growth in Charleston is 6% year over year, while job growth is up 3.2% compared to 2024.

Read More

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12/23/2025 · 8:01 am

Magnolia Landing Names its First Residential Developer


Magnolia Landing, the long-planned $2 billion mixed-use development on the upper peninsula has named its first residential developer.

Toll Brothers, a high-end housing developer in the Lowcountry, will be building luxury townhomes for the first phase of the work-live-play development in Charleston.
Long-term plans for the marathon 5.9 million-square-foot development call for up to 4,080 multifamily housing units, 1.2 million square feet of commercial space and 1,080 hotel rooms, with about 25 acres set aside for parks.

The residences will be a mix of market-rate and affordable housing situated on the Charleston neck area along the Ashley River.

The project is being developed by Highland Resources, which purchased a major portion of the property at a courthouse auction in 2018 and then went to worked to clean up the contaminated soil.

Read more at Post and Courier

Magnolia Plantation Post

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11/27/2025 · 1:47 am

Market Review – Charleston Area MLS – November Update 2025

CLOSED SALES – There were1,379 closed sales in October of 2025, up 0.9% from October of 2024.

SALES PRICE – The median sales price closed out at $425,885 | up+2.0% year-over-year, and the average sales price for October 2025 was$653,949 | up +1.3%

PRICE PER SQFT – The average price per sqft for all residential property types was at $292, down -3.3%

NEW WRITTEN SALES (Pending) – There were 1,580 new written sales in October 2025, up +2%

INVENTORY – Approximately 2,134 | listings (all property types) came online in October of 2025, which is up+8.5% and the average Days on Market was at 54, up +22.7% with 3.2 months of inventory.

NEW CONSTRUCTION

  • New homes represent 37% of closed sales
  • 18% of all closings in Charleston County were new construction
  • 35% of all closings in Dorchester County were new construction
  • 53% of all closings in Berkeley County were new construction

OCTOBER MEDIAN SALES PRICE BY COUNTY:

Berkeley $402,900 | up +6.0%

Dorchester $370,000 | up +1.3%

Charleston $685,000 | up+11.4%

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10/28/2025 · 3:15 pm

Market Review – Charleston Area MLS – October Update 2025

CLOSED SALES – There were 1,381 closed sales in September of 2025, up 8.9% from September of 2024.

PRICE PER SQFT – The average price per sqft for all residential property types was at $296,up 0.7%

SALES PRICE – The median sales price closed out at $423,930 in September 2025, up+3.4% over September of 2024 and the average sales price for August 2025 was $$634,965 The median sales price is still holding steady. It has been in a tight band between 400k and 425K most of the last 3 years.

NEW WRITTEN SALES (Pending) – There were 1,355 new written sales in September 2025, up 0.8% versus September 2024.

INVENTORY – Approximately 2,016 new listings (all property types) came online in September of 2025, which is up 0.1% from September 2024 and the average Days on Market was at 52 (up 20.9%) with 3.7 months of inventory

NEW CONSTRUCTION

  • New homes represent 23% of the available inventory
  • 18% of all closings in Charleston County were new construction
  • 35% of all closings in Dorchester County were new construction
  • 53% of all closings in Berkeley County were new construction

SEPTEMBER MEDIAN SALES PRICE BY COUNTY:

Berkeley $399,945 | up +5.3%

Dorchester $385,000 | +4.9%

Charleston $600,000 | -6.3%

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09/22/2025 · 1:42 pm

Covenants, Conditions, and Restrictions

Covenants, Conditions, and Restrictions (CCRs) are legal documents in real estate, common in planned communities and subdivisions. These recorded rules govern land use and development, establishing a framework for how properties within a specific area can be utilized. CCRs maintain community standards and can help preserve property value to  ensure individual property use aligns with the neighborhood’s collective vision.

“Covenants” are promises by property owners to perform or refrain from specific actions, such as maintaining a home’s exterior or adhering to landscaping guidelines. “Conditions” are requirements for property ownership, often relating to improvements or obtaining approval for changes. “Restrictions” impose limitations on property use, which might include prohibitions on commercial activities or specific vehicle parking.

Common CCR’s

CCRs include rules and regulations for community standards. Architectural guidelines cover things like exterior paint colors, fencing materials, and home additions. Landscaping rules focus on lawn care, tree removal, and approved plant types. Pet restrictions might limit the number, size, or breed of animals and often include waste disposal requirements.

Parking rules may govern where vehicles can be parked, prohibit oversized vehicles or limit street parking. Limitations on property use, such as commercial businesses from operating from a residence or restricting short-term rentals could also be included in CCR’s.

Establishment and Enforcement

CCRs come into existence through a formal process, typically initiated by the developer of a planned community or subdivision. These documents are legally recorded with the county recorder’s office, making them part of the public record and binding on all current and future property owners within that community. This recording ensures that the rules “run with the land,” meaning they apply to the property itself, regardless of who owns it. 

The Homeowners Association (HOA) may play a central role in enforcing CCRs once the community is established. Enforcement mechanisms vary but commonly include issuing warnings for minor infractions. For continued non-compliance, HOAs can levy fines, which may be assessed periodically until the violation is resolved. In more serious cases, an HOA might place a lien on the property for unpaid fines or assessments. Legal action, such as a lawsuit to compel compliance or recover damages, is another enforcement tool available to some HOAs.

Some governing documents may have a provision to amend the CCR’s, such as a vote of the majority of the members, but rules can vary.  

Prospective buyers should review a property’s CCRs to understand their rights and obligations.

For communities without an HOA, CCRs might still be recorded, enforcement may be handled by a local municipality.

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09/18/2025 · 3:23 pm

APR vs. Interest Rate

Is there a difference?

APR (Annual Percentage Rate) includes costs and fees associated with the loan. The interest rate does not. The interest rate is simply the rate you pay on the loan, excluding any other costs.

Looking at the interest rate alone is not an effective way to evaluate a loan. The APR is much more effective, as it factors in the interest rate PLUS any other costs to finance the loan, providing a much more holistic view.

When you apply for a loan, you should always be able to see both the interest rate and the APR. If you don’t, ask your lender to provide both.

If you compare two loans with the same interest rate (note rate) and the APR is higher on one – you should find out what the additional costs are. This comparison will help you evaluate the loan products more effectively.

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09/17/2025 · 9:59 pm

Market Review – Charleston Area MLS – September Update 2025

SALES PRICE – The median sales price closed out at $424,000 in August 2025, up+1.2% over August of 2024 and the average sales price for August 2025 was $678,987.

NEW WRITTEN SALES (Pending) – There were 1,568 new written sales in August 2025, up 11.9% versus August 2024. Approximately 480 of these sales were new construction, up+15.7%

CLOSED SALES – There were 1,547 closed sales in August of 2025, up 0.9% from August of 2024. New construction closed sales accounted for 28% of these sales, up +11.6%

INVENTORY – Approximately 2,164 new listings (all property types) came online in August of 2025, which is up +11.1% from August 2024 and the average Days on Market was at 52 (up 23.8%) with 4.1 months of inventory. 581 of August’s new listings were new construction, up 26.3%  Previously owned homes (non-new construction) days on market was up+47.1%.

PRICE PER SQFT – The average price per sqft for all residential property types was at $230, up 3.6%.

SHOWINGS PER LISTING – 3.8 | down -7.3%

AUGUST STATS BY COUNTY:

Berkeley – The median sales price was $399,923 | up +0.2% The average sales price was $466,057 and the average days on market was 54. Closed sales (503) were up 0.6%, year over year, 45% of the closed sales were new construction (up 10%)

Charleston – The median sales price was $675,000 | up +12.5%. The average sales price was $1,031,255 and the average days on market was 49 | up+48.5%. Closed sales (652) | up +2.5% New Construction represented 12 % of these sales (up 65.2%).

Dorchester – The median sales price was $372,500 | up +0.5%. The average sales price was $385,433  and the average days on market was 41 | up +32.3%. Closed sales (317) were down -11.7%. New Construction represented 40% of the closed sales.

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09/17/2025 · 8:54 am

New Law will Ban “Trigger Leads” – Good news for Home Buyers.

Homebuyers will soon have an added layer of protection when shopping around for a mortgage due to the new Homebuyers Privacy Protection Act. The new law is designed to prohibit the abuse of what’s known as trigger leads, which are when credit bureaus sell a borrower’s information immediately after a mortgage credit inquiry. The law makes it illegal for credit bureaus to do so without consumers’ consent.

“This new law is a major victory for mortgage borrowers that will protect them from the barrage of unwanted calls, texts, and emails they too often received immediately after applying for a mortgage,” said Mortgage Bankers Association President and CEO Bob Broeksmit. “It will create a more efficient, responsible, and respectful homebuying process when it goes into effect on March 5, 2026.”

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