Back in the spring I wrote that 2026 hadn't calmed down the way I'd hoped. Three more quarters in, the noise hasn't gone away, but the Charleston market has kept doing what it does: moving forward. Rates are 7.56% as I write this, and the bigger picture is still rocky. Tariffs, the bond market, the Fed and the war in Iran are all still weighing on buyers and sellers.
The summer slowdown we usually expect never really came. From June through September, closed sales in Charleston County ran 11% ahead of the same months last year. Through September, sales are up 6.3% for the year (6,116 versus 5,755). The average sales price is up 6.5% to about $970,000, and total sold dollar volume is up 13% to $5.9 billion. Pending sales are up 8.5%, which bodes well for closings heading into the fall.
Supply tells the other side of the story. New listings are up 3.5% for the year, but nearly all of that came in the spring. Over the summer, new listings were flat compared with last year. Active inventory at the end of September was down about 4% from a year ago. Translation: buyers kept coming, sellers slowed down, and that gap is what's keeping prices firm.
The one negative remains time on market. Homes are averaging about 49 days on market this year, up roughly 11% from last year. Buyers are taking their time, and they're not paying top dollar for homes that aren't priced right or turnkey. A home that's priced well with justification tends to see early offers. One that isn't sits, and it may need a price reduction.
The "unlock" rate everyone keeps waiting on still hasn't shown up, and the people buying today have decided to stop waiting for it. We are seeing a lot of justification for buying down rates and many sellers open to this discussion to be had with buyers.
Fall in Charleston is one of the best times of year to be in the market. The weather turns, serious buyers come back after summer, and there's less competition from other listings than in the spring. Even in this topsy turvy year 2026 is shaping up to be one of William Means Real Estate's best years ever representing clients. Our clients continue to rely on our market knowledge and trust us with their home buying and selling needs. As always, we are thankful for the opportunity.
