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.
Improvement Continued – Sales Still Rising As reported by CNBC on Thursday new construction home sales were the best on record since 1963. Sales of new homes rose in April to the second highest level since the summer of 2008 while the median price for a new home hit a record high, further signs that housing is recovering. The median price of a home sold in April was $271,600, the highest level on government records going back to 1993. The April price was 8.3% higher than in March and 13.1 percent higher than a year ago. With the April increase, sales are now 29% higher than a year ago, but sales are still below the 700,000 level considered healthy by economists. How’s this translate for those of us in Charleston, South Carolina? According to USAToday, Sales in the South were up 3% but sales fell 16.7%. Sales of previously owned homes rose in April to a seasonally adjusted annual rate of 4.97 million, the highest level in 3½ years. As the supply of available homes to buy remains tight this trend is likely to continue through the foreseeable future. Applications for permits to build homes rose in April to the highest level in nearly five years. While construction of new homes dipped a little in April, the drop came one month after construction topped 1 million for the first time since June 2008. Several major homebuilders have told of strong annual increases in orders for the first three months of the year, others, said that orders in April jumped 59% from a year earlier. Some Content Courtesy of USAToday.com
Home Sales On Rise Charleston, SC Real Estate Sales Highest Since 2008 according to the local Association of REALTORS®. CTAR reported today that 634 homes sold at a median price of $181,750 in the Charleston region in January. These figures represent the highest rate of January sales activity in the region since January 2008, when 648 homes sold. Activity and buyer interest were notably higher during the typically slow first month of the year as many REALTORS® reported a significant increase in calls from prospective buyers. Charleston SC real estate market statistics. As sales volume continues to make consistent, sustainable progress, prices remain stable, approaching the $200,000 range, where local REALTORS® and expert economists looking at our region expect them to stay for the short-term future. “As was the case in 2012, we expect to see nominal, but sustainable, growth in prices this year” said 2013 CTAR President Owen Tyler. “2012 closed out with a 4.4% increase in median price, which is an excellent rate of growth in a recovering market”. said Tyler. However, before we get too excited Charleston/North Charleston real estate ranked in the top 10 nationally at #8 for length of time homes sat on the market. Meaning; out of largest metro areas researched houses in our area sat on the market longer then most cities in the country. Comparing the beginning of 2012 to 2013, sales volume is up 16% and median price reflects 3% growth thus far in 2013. This rise in sales volume much like most of the country is likely due to a lack of inventory more so then dramatic change in the overall market. There were 5,520 homes actively for sale in the Charleston Trident Multiple Listing Service (CTMLS) as of January 31, 2013. As the inventory for homes is low, Charleston, SC home builders will likely see higher demand for new construction. Futhermore, low mortgage rates continue to spur interest in buying vs renting around the country for the foreseeable future as the cost of owning has caught up with the affordability of renting. 2012 Adjusted numbers (Adjusted numbers now show 10,588 homes sold at a median price of $190,145). Preliminary data reported for 2012 indicated that 10,574 homes sold at a median price of $190,065. Berkeley County 125 homes sold at a median price of $157,000 in January in Berkeley County. The most activity in the County was reported in the areas bordered by Highway 17A and College Park, as well as Goose Creek/Moncks Corner, bordered by Highway 52 and the Cooper River. The activity in those areas accounted for nearly half of the county sales. Charleston County Of the 363 homes sold at a median price of $228,726 in Charleston County in January, 108 of those sales took place in Mount Pleasant. Other notable areas of activity: 47 sales in North Charleston/Summerville (outside I-526) and West Ashley (outside I-526) where 37 homes sold. Dorchester County 123 homes sold at a median price of $146,000 in Dorchester County in January. The areas of Summerville/Ridgeville and Summerville/Ladson were the most active, with 55 and 41 sales, respectively. Information From CTAR
Charleston Real Estate Market Stays Strong Existing-home sales waned in December but tighter supplies of homes for sale continued to send prices up around the low-country, the Charleston Trident Association of Realtors reported Tuesday. Total existing home sales declined 1% in December adjusted downward in November. They were 12.8% above December 2011 levels. Pent up demand is sustaining the recovery in the market, which started to take hold last year, says Mount Pleasant, SC realtor James Schiller.” Record low mortgage interest rates clearly are helping many home buyers, but tight inventory and restrictive mortgage underwriting standards are limiting sales,” he said. The inventory of homes for sale continued to shrink, down to a 4.4 month supply in December based on the month’s sales pace. That’s down from 4.8 months in November and is the lowest level since May 2005. Realtors consider a 6-month supply to be a balanced market between buyers and sellers. Homes are selling faster than a year ago. According to NAR, 31% of all homes sold in December were on the market less than a month. The median time on the market for all homes was 73 days last month compared with 99 days in December 2011. Single-family home sales slipped 1.4% to a seasonally adjusted annual rate of 4.35 million in December from 4.41 million in November, but are 11.5% above the December 2011 pace, NAR says. The nation’s median existing single-family home price was $180,300 in December, up 11.5% from a year ago whereas, here in the Charleston SC market home prices are up 4.4% to over $190,000. Median prices are affected by the mix of homes sold and can go up or down depending on whether higher-priced homes make up more of the market. Distressed homes — foreclosures and short sales — accounted for 24% of December’s sales, down from 32% in December 2011. Foreclosures sold for an average discount of 17% below market value while short sales went for 16% under market value. Short sales are homes that are sold for less than their unpaid mortgage amount. Market researcher CoreLogic, whose data includes repeat sales of like homes, says home prices in November were up 7.4% year over year. A shrunken inventory of homes for sale in Charleston, SC— and less distressed properties on the market — have helped lift prices. Improving job growth, low interest rates and rising prices are convincing more people that the market has bottomed and that it’s time to buy. While new home construction is still far from healthy levels, home builders started work on homes in December at the fastest pace since the summer of 2008, the Commerce Department said last week. Home builder sentiment in January remained at a six-year high but didn’t move higher as it had in previous months, the NAHB/Wells Fargo Housing Market Index also showed last week. CoreLogic expects national home prices to rise 6% this year, on top of a 7.5% increase last year. Yet the tight supply of homes for sale is a big concern in many markets where rapidly shrinking inventories are leading to multiple offers and higher prices. According to USAToday.com
Charleston Real Estate Market Trends and Activity CHARLESTON, SC—(October 10, 2012) According to preliminary data released today by the Charleston Trident Association of REALTORS® (CTAR) 876 homes sold in September, surpassing last September’s mark by more than 100 sales. Pricing in the Charleston area has made positive gains throughout the year, with September’s closings resulting in a median sale price of $190,000. The year-to-date and inventory figures show the Charleston market’s continued progression back to a healthy, balanced and sustainable market. Year-to-date, MLS data shows a 10.5% increase in sales and a 5.6% increase in median price for the region. In 2012, 7,879 homes have sold at a median price of $190,000. At this point last year, 7,125 homes had sold at a median price of $179,850. While it is common for inventory to decline heading into the fall and winter months, it is significant that tri-county inventory has dropped below the 6,000 benchmark, with 5,878 homes listed as actively for sale with the Charleston Trident Multiple Listing Service (MLS). MLS data shows 6.7 months of residential inventory—most experts consider 5-6 months a mark of a healthy and balanced market. Charleston SC home builders also report seasonal declines in contracts to build new homes during the winter months. “The available inventory is pushing our market not only towards balance, but slowly back towards the seller’s favor. We’ve been squarely in ‘buyer’s market’ territory for several years now. The market has made its corrections and we’re well-positioned for sustainable positive progress going forward,” said Herb Koger, 2012 President of the Charleston Trident Association of REALTORS®. Average days on market has declined significantly as well, with all three counties reporting 100 days or less to sale, and Charleston County averaging a speedy 87 days in September. The faster pace of buying activity is being encouraged by a significant number of investor buyers in the Charleston market, who deal largely in cash, negating the wait time for lender approval. August Adjustment Preliminary data reported for August 2012 indicated 1,014 homes sold at a median price of $198,757. Adjusted numbers now show 1,025 sales at a median price of $199,900. Berkeley County Preliminary data shows 197 homes sold at a median price of $175,000 in Berkeley County in September; with an average of 92 days on market. Year-to-date, sales volume has increased about 1% and prices have grown by 6% compared to last year, with 1,689 sales in the county at a median price of $164,300. Find additional reports on Berkeley County, here. Charleston County, SC Preliminary housing data shows 502 residential transactions in Charleston County in September, at a median price of $216,768. Days on market dropped to a year-low of 87 days. Year-to-date, sales have increased 17% and pricing has made a healthy 2% gain over 2011 data. Thus far in 2012, 4,494 homes have sold at a median price of $225,000 in Charleston County. Find additional reports on Charleston County, here. Dorchester County Preliminary data shows that 153 homes sold at a median price of $175,000 in September in Dorchester County, in an average of 100 days on market. Year-to-date, sales volume has grown by 3% and prices have increased by nearly 4%, county-wide, compared to last year. In 2012, 1,428 homes have sold at a median price of $167,222. Article By CTAR