December 2025
If you’ve been tracking the Charleston market over the last few years, you know it’s been a wild ride. But as we settle into January 2026, the data is telling a new, more grounded story. We aren’t seeing a “crash,” nor are we seeing the frenzied “bidding war” era of years past. Instead, we are entering a period of sustainable balance.
Here is the breakdown of what’s happening on the ground right now and what it means for your next move.
Buyer Sentiment is Surging
While closed sales tell us what happened two months ago, ratified contracts tell us how buyers feel today.
Last week, 221 properties went under contract marketwide. December finished strong, with written sales up 10% and closed sales up 6% compared to the previous year. We are officially entering the “climb”—historically, sales increase every week from now until they peak in late April (Week 18). If you’re looking to sell, the window of maximum exposure is opening.
Follow the green line. In our weekly contracts chart, the green line is 2025, orange is 2024, and blue is the 15‑year weekly average.
The “Waiting on Rates” Dilemma
Mortgage rates have steadily dropped over the last 12 months, yet many buyers are still sitting on the sidelines. If that’s you, here’s the reality: Home prices aren’t likely to drop. With the median sale price holding firm near its all-time high of $425,000, waiting for a lower rate might cost you more in equity gains than you save in interest. Remember the golden rule of real estate timing:
If rates go down after you close, you refinance.
If rates stay the same, you’ve secured your home at today’s price.
If rates go up, you’ll be glad you didn’t wait.
Prices & Value
- Median Sale Price: Holding just under $425,000, near an all‑time high. For ~3 years, median has lived in a tight $400k–$425k band; the small upward drift over the last 7 months suggests continued pricing resilience.
More Value, Smaller Footprint?
A fascinating trend has emerged in the price-per-square-foot data. While the median sale price remains stable, the average sold dollar per square foot is within 2-3% of an all-time high.
The Insight: Buyers may be hitting a “price ceiling” on total cost, but they are willing to pay more for less space to stay in the Charleston market. This indicates continued appreciation and pricing “staying power.”
The Inventory Gap
We currently have about 12 weeks of inventory, which technically keeps us in a “Seller’s Market” (a balanced market usually requires about 20 weeks).
We saw roughly 1,400 new listings hit the market in December—a significant jump from last year. However, we still need approximately 3,600 additional listings to reach true equilibrium. The market is moving toward balance, but we aren’t there yet.
New Construction is the Engine
New homes are filling the gap left by existing homeowners holding onto their low rates.
37% of all pending contracts are new construction.
In Berkeley County, a staggering 53% of all closings are new builds.
If you can’t find what you want in the resale market, the “New Home” sector is where the inventory—and the builder incentives—currently live.
The Bottom Line
The Charleston market is healthy. Foreclosures and short sales remain at a near-nonexistent 1%, thanks to record home equity and high employment. People aren’t losing their homes; they’re moving into them.
Thanks to Dave Sansom for gathering real estate information to always keep us informed.