Charleston Real Estate Snapshot

Charleston Real Estate Snapshot: Spring–Early Summer 2025

Market Overview & Trends

• Inventory & Listings are Rising
  Active listings are climbing strongly:

  • A 36% year-over-year increase of active homes—from ~2,718 in 2024 to ~3,696 in 2025

  • In the broader metro, active listings are averaging 4,889 per month year-to-date—a 5.6% increase over late 2024

  • New listings surged 28–29% year-over-year

• Homes Are Taking Longer to Sell

  • Median days on market rose to 45 in 2025 (up from 38 in 2024)

  • Elsewhere, average days reached 58 (up from 50), reflecting slower buyer decisions

  • Another data point shows an increase to 52 days average market time

• Appreciation is Cooling

  • Annual home value growth slowed to just 1% in 2025 (down from 7% in 2024 and 22% in 2021)

  • In a more stark snapshot, some reports indicate 0.0% year-over-year growth metro-wide.

  • This signals a significant deceleration, though markets remain generally positive year-over-year.

• Price Reductions Are Climbing

  • About 36% of active listings experienced price cuts—the highest rate in five years.

  • In more localized data:

    • Dorchester County: 44.8% of listings had price reductions.

    • Charleston County: 35%+ experienced cuts; Berkeley County: ~36%

Local Data: Charleston Area MLS (Gena Glaze)

• April 2025 Highlights

  • New written (pending) sales: 1,876, up 10.5% YoY

  • Closed sales: 1,568, down 6.7% from April 2024

  • Median sales price: $440,000, up 4% YoY

  • New listings: 2,622, up 15.7% YoY

  • Avg. Days on Market: 48, up 23.1% YoY

  • Inventory: 3.3 months, up 26.9%

  • Median price per sq. ft: $237 (+4.9% YoY)

Takeaway: Pending activity remains healthy, but closings are lagging, likely due to slower buyer decisions and rate sensitivity.

Interpreting the Shifts

For Buyers:

• You now have more listings, more time to evaluate, and increased negotiating leverage.

• Patience pays off, especially as homes sit longer and price cuts become more common.

• Desire—still high—but affordability plays a larger role in decisions.

For Sellers:

• Pricing and presentation are more important than ever—list smart and stage well.

• Be prepared for longer marketing times and potential price adjustments.

• Nonetheless, activity remains steady; well-maintained homes still attract offers.

Market Outlook:

• Charleston is transitioning toward a more balanced or buyer-leaning market—especially relative to pandemic-era frenzy.

• Appreciation persists modestly, but momentum is fading, making realistic pricing crucial.

• Inventory is still below long-term norms, so there’s still opportunity—just less urgency.

Quick Summary Table