What is the Charleston housing market doing right now?

The Charleston housing market is active and fairly balanced right now, with more homes to compare than a year ago and buyers still competing for well-priced ones. That is my plain-language read of the September 2026 numbers, and I explain below how I got there and what it does not tell you.

How I read the Charleston market

Tell me what you are looking for and I will help you narrow it down. Start with the buyer consultation form.

A market is not one number. I look at four things together: how many homes are for sale, how many are going under contract, what they sell for, and how long that takes. One number alone can fool you, so I always read them as a set.

What September 2026 showed across the tri-county area

These figures come from the market report I published in Charleston Market Update: September 2026, covering Charleston, Berkeley and Dorchester counties. I checked them against that post on October 21, 2026.

• Active listings: 4,890 in September 2026, compared with 4,804 in September 2025 (up 1.8%).

• Pending sales: 1,182, compared with 1,133 a year earlier (up 4.3%).

• Closed sales: 1,338, compared with 1,287 a year earlier (up 4.0%).

• Median closed-sale price: $430,000, compared with $422,270 a year earlier (up 1.8%).

• Average days on market: 53.5. Sellers received an average of 95.5% of original list price and 98.0% of final list price.

What that tells me: inventory is close to where it was last year, and sales are slightly ahead. Buyers have room to compare. Homes that are priced and presented well are still selling. Past results do not predict what happens next month, so treat these as a snapshot.

The county picture is not one picture

The same report showed very different price levels by county. The median sold price in September 2026 was $620,000 in Charleston County, $415,000 in Berkeley County and $370,200 in Dorchester County. If someone quotes you one "Charleston price", ask which area it covers. A median for a whole region can say very little about the street you want to buy on.

Rates are part of the market too

Freddie Mac's weekly survey showed the average 30-year fixed mortgage rate at 7.40% as of October 15, 2026, unchanged from the week before, compared with 6.27% a year earlier (source: Freddie Mac Primary Mortgage Market Survey). That national average is not your quote. Your rate depends on your credit, down payment, loan type and lender. Rates move, so check the source for the current week before you plan around a number.

What I watch next

• Whether active listings keep rising or start to fall. More homes for sale usually means more choice. Fewer usually means more competition. I report which way it moves, not what I hope.

• The gap between list price and sale price. A small gap means sellers are pricing close to the market.

• Days on market for the price range you care about, not just the overall average.

• Your local street or neighborhood. Averages across three counties do not replace a look at the homes near you.

What this means if you are buying

You may have more time to compare homes than you would have in a faster market. You may also be able to ask about repairs or closing-cost help when a home has sat for a while. Do not count on either. Every home and every seller is different, and I will tell you what I see on the specific property.

What this means if you are selling

Price from the market, not from hope. Homes in this report sold close to their final list price, which tells me buyers respond to a correct starting price. If you are thinking about selling, ask me for a home value and we will talk through your timing.

Where the numbers come from

My county figures come from the monthly market report I publish and link above. Mortgage rate figures come from Freddie Mac. For loan, tax or insurance details I send you to your lender, CPA, insurance agent or closing attorney. Next, read how to read a market report without being fooled and how mortgage rates are set.

My take: If you see a home you really love and it works for you, you may get an even better deal due to the season and I can help with that through negotiations. Waiting for the right conditions may cost you the home, extra thousands, and competition.

Frequently asked questions

Is it a buyer's market or a seller's market in Charleston?

It depends on the price range and the area. The tri-county figures for September 2026 looked balanced to me, but a single neighborhood can feel very different. Ask me about the specific area and price you are watching.

Are Charleston home prices going up or down?

The median closed-sale price in September 2026 was $430,000, up 1.8% from September 2025 in the report I published. One month does not set a direction, and I do not forecast prices.

Is now a good time to buy in Charleston?

That depends on your budget, your timeline and your plans, not on a headline. I can walk through your numbers with you and show you what is on the market in your range.

How often do you update this?

I re-check the numbers and the sources every quarter and publish a monthly market update in the first 10 days of each month.

Where to go next

Ready to talk about your own plan? Tell me what you are looking for on the buyer consultation form and I will help you narrow it down.

This is general information, not lending, tax or legal advice. Talk to your lender, your CPA and your South Carolina closing attorney about your own situation. Rob "Red" Redziniak, Keller Williams Greater Charleston, Dave Friedman Team.