2025 Charleston Housing Market Annual Report: What It Means for Buyers & Sellers Right Now

If you’ve been waiting for the Charleston market to “go back to normal,” this annual report is basically the proof that we’re already heading there — just not in the dramatic way people expect.

The Charleston Trident MLS 2025 annual report shows a market that’s stabilizing: more homes for sale, slightly more sales, slower but still positive price movement, and sellers needing to be more strategic than they’ve been in years.  

And if you’re planning to buy or sell in 2026, this is the kind of “big picture” data that helps you make decisions with confidence — not vibes.

If you want me to apply these trends to your specific neighborhood and price point, click here to schedule a quick call.

2025 Market in One Snapshot

Here are the headline numbers for the Charleston area:

• Median sales price: $426,947 (+2.4% YoY)  

• Pending sales: 18,007 (+2.6% YoY)  

• Closed sales: 17,776 (+1.7% YoY)  

• Active listings at year-end: 4,489 (+8.9% YoY)  

• New listings: 25,531 (+7.3% YoY)  

• Days on market (overall trend): moved up compared to recent years, consistent with a more balanced market  

Translation: more options, less urgency, and modest price growth — which is exactly what a “normalizing” market looks like.

Why This Feels Different: More Inventory = More Negotiation

The report calls out what we’ve all felt on the ground: inventory is rising, homes are sitting longer, and pricing strategy matters again.  

In 2021–2022, you could throw a price on a listing and let the market do the work. In 2025, buyers had more choices, and sellers had to earn the contract.

One stat I love as a “temperature check” is showings:

• Total showings were up 8.0% year-over-year  

• The median number of showings before going pending stayed around 8  

That tells me demand is still there — it’s just more selective.

Buyers: Your 2026 Playbook (Based on 2025 Trends)

1) You have leverage again — but only if you’re prepared

Inventory rose 8.9%, and new listings rose 7.3% in 2025, which usually means:

• more price reductions (especially on “aspirational” pricing)

• more room to negotiate repairs/credits

• more time to be picky on layout, location, and condition

But the best homes still move fast — so leverage goes to buyers who are ready (lender dialed in, strategy set, quick decision-making).

2) Decide if you’re a “new construction” buyer or a “resale” buyer

New construction is a big share of activity across the region. In the Charleston area annual report, the market shows 28.1% new construction overall.  

New builds can offer:

• incentives (rate buydowns/closing cost help)

• simpler maintenance

• easier budgeting early on

Resale often offers:

• better lots and established neighborhoods

• more character

• potentially stronger long-term location value (depending on submarket)

If you want, I can walk you through which option is smarter for your budget and timeline — click here and schedule a call.

3) Don’t shop only by “monthly payment.”

Rates matter, but the report’s outlook suggests a “stabilize and recover” vibe rather than a dramatic flip.  

So the smartest buyers in 2026 will focus on:

• negotiating price + concessions

• choosing the right submarket

• buying something that works for 5+ years

Sellers: The Market Isn't Bad- It's Just Not Lazy Anymore

Sellers still did well in 2025. Prices were up overall (median $426,947, +2.4%).  

But here’s the shift: strategy beats optimism.

1) “List it high and see” is costing sellers money

When inventory rises, buyers compare everything side by side. That means if you overshoot:

• You stack days on market

• You invite price reductions

• You lose the “new listing” surge

2) Condition and presentation are separating winners from stale listings

The report highlights sellers “rediscovering the importance of strategic pricing” as inventory grows.  

Pair that with today’s buyer behavior: they’re scrolling fast, saving only the best, and touring only the ones that feel worth leaving the house for.

3) Set expectations on negotiation (it’s normal again)

Region-wide, homes were selling for around 96.0% of the original list price, according to the annual report.  

That doesn’t mean you have to discount—it means you need a pricing and negotiation plan from day one.

If you’re thinking about selling, I’ll build a neighborhood-specific pricing strategy and a launch plan you can feel confident about. Click here to schedule a call.

Neighborhood Price Reality Check

This is where people get surprised: Charleston isn’t “one market.” It’s a bunch of micro-markets.

A few median price benchmarks from the annual report:

• Charleston County: $631,000 (+2.6% YoY)  

• Berkeley County: $398,525 (+1.7% YoY)  

• Dorchester County: $376,700 (+1.6% YoY)  

And for some of the areas I get asked about constantly:

• Lower Mount Pleasant: $986,000 (+11.4% YoY)  

• Upper Mount Pleasant: $880,000 (+3.2% YoY)  

• Daniel Island: $1,550,000 (-3.1% YoY)  

• Johns Island: $645,000 (+4.2% YoY)  

• West Ashley: $513,783 (+6.0% YoY)  

• Downtown Charleston: $1,257,500 (+4.8% YoY)  

What this tells us:

Even in a “stabilizing” year overall, certain pockets were still extremely competitive — while others softened.

If you tell me your target area + budget, I’ll help you interpret what’s actually happening right now in that micro-market (not just the annual averages). Schedule a call here.

A Quick Note on Distressed Sales (Because People Always Ask) 

Distressed sales (foreclosures/short sales) accounted for only 0.7% of the market in 2025, down from the year before.  

So if you’re waiting on a wave of “cheap foreclosures,” the data isn’t pointing that direction.

What I'm Watching for in 2026 in Charleston

Based on the report’s themes and what we’re seeing locally, these are the 2026 pressure points:

1. Inventory growth: if listings continue rising, pricing accuracy becomes even more important.  

2. Affordability: the report notes constraints still shaping the market, even as conditions improve.  

3. Micro-markets: the “headline” market can look calm while specific neighborhoods swing harder (both directions).  

Want the "So What?" Version for Your Situation

The annual report is great — but the real value is applying it to:

• your neighborhood

• your price range

• your timeline

• your goals (maximize net, minimize stress, win the right house, etc.)

If you’re thinking about buying or selling anywhere in Charleston (especially Mount Pleasant / East Cooper), click here and schedule a call. I’ll give you a straightforward game plan based on the data and what’s happening on the ground.