Charleston Market Watch: Residential Activity Heats Up in Mid-January 2026

As we settle into the new year, the Charleston real estate market is manifesting the "quiet momentum" experts predicted for 2026. This transition into a more balanced, "neutral" market is providing a healthy pace for both buyers and sellers across the Lowcountry.

Data from the third week of January reveals a vibrant market driven by a recovery in inventory and stabilized mortgage rates, which have currently settled in the low 6% range. Here is the exclusive breakdown of residential activity for the week of January 16–22, 2026.

The Big Picture: A Balanced Reset

The market remains resilient, with 273 residential properties going under contract (contingent) this past week. Unlike the frantic bidding wars of years past, 2026 is defined by more deliberate decision-making and sustainable growth.

• Single-Family Strength: Of the total contracts, 211 were single-family homes. The median list price stood at $480,000, with a median price per square foot of $242.
• Market Pace: Homes are moving at a manageable speed, with a median of 48 Cumulative Days on Market (CDOM), signaling that buyers finally have the time to conduct thorough due diligence.
• Healthy Indicators: Distressed properties are nearly non-existent; only one of the 211 homes under contract was a foreclosure or short sale. New construction continues to be a vital supply line, accounting for approximately 6% of the week's activity.

Luxury and Island Living

The high-end segment remains a powerhouse in the Lowcountry. This week, 38 homes priced over $1 million went under contract, with three surpassing $3 million.

Island properties continue to be a primary draw for relocation and lifestyle buyers:

• Total Island Activity: 31 island homes went under contract, led by James Island (10) and Johns Island (9).
• High-End Highlights: Notable activity included a $4.3 million listing on Sullivan’s Island and a $3.5 million property on Kiawah Island.
• James Island Focus: With a median list price of $735,000, James Island continues to offer a blend of luxury and accessibility, with 3 listings over $1 million.

Neighborhood Spotlights

From the historic streets of the Peninsula to the suburban growth of West Ashley, activity is diverse:

• Mount Pleasant: Retaining its status as a luxury hub, Mt. Pleasant saw 26 homes go under contract with a median list price of $1.2 million.
• Peninsula Charleston: Six homes went under contract, with a median list price of $1.1 million ($800/sq ft), primarilysouth of the Crosstown.
• West Ashley: A high-activity zone with 29 homes under contract and a median list price of $650,000, showing a strong mix of established neighborhoods and new builds.
• North Charleston: Serving as a key entry point for many, 18 homes went under contract with a median list price of $355,000.

Growth in the Northern Corridors

Master-planned communities in the northern reaches of the tri-county area are driving the highest volume of sales:

• Summerville/Ladson: 47 homes went under contract (Median: $384,000), with Summers Corner remaining a top-performing community.
• Hanahan/Goose Creek/Moncks Corner: This region led the entire market in volume with 52 contracts (Median: $378,000). Cane Bay remains the primary engine here, accounting for 12 of those signatures.

Condos and Townhomes

The attached-home market remains a popular alternative to single-family living, with 56 units going under contract. While most activity sat in the $300k–$499k range, the luxury condo market remains healthy with five units listed between $1 million and $2.8 million.

The 2026 Takeaway: With inventory rising toward a 4-month supply, buyers have more leverage to negotiate than they’ve had in years. However, "turnkey" homes in A+ locations are still moving quickly.

Ready to Make Your Move?

With momentum building for the spring market, having the right representation is vital to navigating this "Great Reset." Whether you are eyeing a Mount Pleasant estate or a community-centric home in Summerville, Charleston Home is here to guide you.

Contact David Kent, Charlotte Lemon, Roxanna Morey, or Vikki Devereux at our Mt. Pleasant office today to discuss your 2026 real estate goals.

‍