Charleston Real Estate Market Update - April 3 - April 9, 2026

Spring Surge and Neighborhood Breakdowns: April 3 – April 9, 2026

Welcome back to CharlestonHome.com. As your boots-on-the-ground local experts, we believe that real-time data is the only way to navigate the Lowcountry’s fast-moving landscape. This past week (April 3–9) proved that the spring surge is in full effect, with 340 residential properties going under contract.

Whether you’re eyeing a historic estate on the Peninsula or a family home in the suburbs, here is your authoritative breakdown of this week's activity.

The Single-Family Market: Balanced & Brisk

Single-family homes remain the heartbeat of Charleston real estate, accounting for 266 of the week’s new contracts.

• Pricing Trends: The median list price held steady at $500,000, with an average value of $263 per square foot.
• Velocity: The market is moving quickly but remains accessible, with a median 28-day on-market (CDOM).
• Inventory Quality: Most activity centered around established homes (median year built: 2005). Notably, "distressed" inventory has nearly vanished, with only 4 foreclosures recorded across the region.
• The Luxury Tier: Demand for high-end living is surging. 48 homes went under contract above the $1M mark, including 6 ultra-luxury properties exceeding $3M.

Neighborhood Spotlight: Premium Hubs

The Peninsula & Mt. Pleasant

These areas continue to lead in price per square foot, driven by scarcity and lifestyle demand.

• Peninsula Charleston: 13 contracts were signed, ranging up to $8M. With a median price of $1.3M ($730/sqft), the area South of the Crosstown remains the most coveted dirt in the city.
• Mount Pleasant: A luxury powerhouse. Of the 28 homes under contract, 60% (17 homes) were priced over $1M, with a median list price of $1.25M.

Island Living: James & Johns Islands

• James Island: The top performer for volume, with 21 contracts. Activity was heavily anchored in Seaside Plantation, bringing the median price to $650,000.
• Johns Island: Moving toward a more premium profile with a median price of $845,000.
• Resort Islands: Robust activity was seen across Daniel Island (5 contracts), Seabrook (3), and Wild Dunes (2).

Mid-Tier & Entry Opportunities

For buyers looking for the "sweet spot" of value and proximity, West Ashley and North Charleston remain the primary targets.

• West Ashley: Recorded 29 contracts with a median of $583,000.
• North Charleston: The region's affordability hub, featuring a median price of $345,000. Park Circle continues to be a micro-market standout with 4 new contracts this week.

Suburban Expansion: Summerville & Beyond

Space remains the ultimate luxury for many. Buyers are moving inland to maximize their square footage.

• Summerville/Ladson: 58 homes went contingent. At $204/sqft, this area offers nearly double the space for the price compared to coastal counterparts.
• The Berkeley Corridor (Goose Creek/Moncks Corner): An impressive 69 contracts, fueled by the massive popularity of the Cane Bay community.

Condos & Townhomes: Diversity in Pricing

The "lock-and-leave" lifestyle remains a vital segment, with 70 units going under contract. This sector offers the most dramatic price spectrum in Charleston:

• Entry Level: 29 units listed under $300k.
• Luxury Living: 4 high-end condos went under contract between $1.4M and $2.2M.

The Expert Takeaway

The Charleston market is showing incredible resilience. While sub-$250k single-family homes are becoming a rarity (only 5 available this week), the market's diversity—from the $8M Peninsula estates to the $379k homes in Moncks Corner—ensures there is still a place for every buyer.

Expert Tip: With a median of 28 days on market, buyers must be "offer-ready." If you are eyeing the islands or Mt. Pleasant, expect competition to remain stiff through the remainder of April.

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