The short answer
Yes, if you plan to stay a few years and are ready to move on the right home: there are more listings than last year, and buyers are still negotiating about 2% off the final list price. But prices are up about 14% from a year ago and listings are moving faster, so waiting for a bargain is not a sure bet.
Charleston residential market, September 2026 vs. September 2025
|
Metric |
Sept 2026 |
Sept 2025 |
Change |
|---|---|---|---|
|
Median sold price |
$682,895 |
$600,000 |
+13.8% |
|
Active listings |
857 |
795 |
+7.8% |
|
Average DOM |
41.4 |
52.1 |
10.7 days fewer |
|
Homes sold |
264 |
225 |
+17.3% |
Homes that sold in September closed at 97.7% of their final list price and 95.8% of their original list price.
Source: Charleston-area MLS (Flexmls), residential listings with a Charleston city address, September 2026 and September 2025 monthly figures, pulled October 14, 2026.
What this means if you're buying
You have more choices than last year, but the price of getting in is higher, so your plan matters more than the headline.
- Expect to negotiate a little, not a lot. Homes closed about 2% under their final list price and about 4% under the original list price, so price reductions and seller credits are realistic asks.
- Don't count on prices dropping. The median sold price is about $83,000 higher than a year ago, and September's $682,895 was the highest monthly median of the past 12 months.
- Run the monthly payment, not just the price. Your interest rate and down payment shape what you pay each month. Ask a lender for today's numbers, and ask whether South Carolina's down payment assistance programs fit your situation.
- Get a flood and insurance quote before you offer. Costs vary house to house across Charleston, and it's far easier to find out before you're under contract.
Quick answers
Are Charleston home prices going down? Not right now. September's median sold price of $682,895 was up from $600,000 a year earlier. Monthly medians do swing, so judge the trend over several months, not one.
Is there enough to choose from? Yes. There were 857 active listings in September, 62 more than a year ago.
Should I wait for rates to drop? Nobody can predict rates. If the payment fits your budget today, buying now is reasonable. If it feels tight, waiting and saving may be the better call. A lender can run both scenarios with you.
Thinking about buying in Charleston?
Send me your budget and the neighborhoods you're considering. I'll show you what's selling in your range, what the monthly payment could look like, and whether down payment assistance could help.
Michaela Burkett, REALTOR® · The Elevate Team at eXp Realty · michaela.burkett@exprealty.com · 240-818-6849
This post is general market information, not financial or legal advice. I update these numbers monthly.
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