James Island Real Estate Market Summary 2025 What the (James Island – 29412) Charleston SC Real Estate market is doing now? Inventory has climbed into peak season: actives rose from winter/spring levels to ~179 in Jul-25 (see “Active vs New vs Sold” chart). Buyers have more choice than last year. Absorption (months-of-supply proxy) is higher YoY: 3.26 in Jul-25 vs 2.35 in Jul-24 (your stats table). That’s a ~39% jump, signaling a cooler, more balanced market than last summer—but still not a true buyer’s market. Demand is steady but not surging: solds in 2025 track a normal seasonal rise into spring, then hover in early summer. The sold-to-active ratio sits well below last year’s tighter conditions. Pricing pressure is real on closings: 2025 YTD, average sale price is down ~3.4% and median is down ~2.4% versus 2024 YTD (stats table). My monthly price-per-sale proxy (volume ÷ sales) trends choppy but confirms softer prices than last year. Negotiability has normalized: sale-to-original-list price has lived around ~95–96% most months. Practically, buyers are getting ~4–5% off original ask—more than the frothier phases of the cycle. Days on market improved seasonally: CDOM ran high over winter (peaked near ~80) and eased into summer (~46 days in Jul-25), but it’s still slower than the “blink-and-it’s-gone” era. Where it looks headed (near-term) With absorption ~3.3 months and inventory elevated vs 2024, the near-term likely stays balanced-leaning with mild downward pressure on closed prices unless a late-season demand pop absorbs the extra supply. Expect continued normal seasonality into early fall: slightly fewer new listings, a modest step-down in sales, and pricing that rewards the best-prepped, best-marketed homes. If mortgage rates tick down, we could see a soft floor under prices; if not, pricing precision will matter even more. Advice for James Island sellers right now Price to the present, not last year. With list-to-sale around 95–96%, over-aiming usually costs time and ends nearer the same net after reductions. Start within striking distance of the most recent, truly comparable closings. This is very important, too many sellers look at old data and think they can get those numbers, but unless you have something “special” and/or rare to justify a higher than market price, your home will sit and warrant price reductions to get more inline with how buyer’s perceive their power currently. Be the “easy yes.” Homes that are turnkey and well-presented move first in a balanced market. Pre-list punch-list, light paint, landscaping, and minor updates can change the outcome. Buyers are willing to pay more for a nicer, newer feeling and renovated home. Those home get better prices, understandably because no one has to move in and do work, or purchase and then do work. There is a premium for that. Win the first two weeks. Most serious inquiry concentrates early. If you’re light on showings or feedback trends negative by day 10–14, adjust quickly rather than chasing the market later. Differentiate with superior marketing. In a higher-inventory summer, mediocre marketing blends in. You’ll want premium marketing expertise with aggressive syndication that keeps you top-of-feed for target buyers. Negotiate the whole deal. With slightly more buyer leverage than 2024, terms (rent-backs, closing timelines, repair caps) can protect your net and reduce fall-through risk. If you’re considering a sale in the James Island – Charleston SC 29412 zip code and want a plan built on current data, tight pricing, and standout marketing, contact us and we’ll tailor a strategy for your property type and micro-neighborhood on James Island.