Charleston Real Estate Market Update - March 20-26, 2026

The Charleston real estate market continues its rapid spring momentum, with 323 residential properties going under contract over the past week. Buyers remain decisive as inventory in key areas moves quickly.

‍

‍

The Big Picture

The market remains dominated by single-family residences, with steady movement in the mid-range condo and townhome sectors.

• Single-Family Homes: 247 contracts signed.
  
  • Median List Price: $559,000 ($297/sqft).
  • Median Days on Market: 25 days.
  • New Construction: Represented 8% of total single-family contracts.
  • Distressed Properties: Only one bank-owned foreclosure/short sale reported.
• Condos & Townhomes: 67 units went under contract.
  
  • Market "Sweet Spot": 28 units were priced between $300,000 and $499,000.

Luxury Market Boom

The high-end segment saw an incredible surge in activity this week, particularly in the $2M+ range. A total of 60 single-family homes listed over $1 million went under contract.

Key Highlights:

• Mt. Pleasant led in total luxury volume; 27 of its 39 contracts were over $1 million.
• The Peninsula saw 7 of its 8 contracts located South of the Crosstown.
• Ultra-Luxury: 24 contracts exceeded $2 million, with 14 topping the $3 million mark.

Value and Affordability

Buyers looking for entry-level or mid-market pricing found the most opportunities in the surrounding suburban hubs:

• Summerville / Ladson: 48 single-family homes under contract with a median price of $377,000 ($195/sqft).
• Hanahan / Goose Creek / Moncks Corner: 56 homes under contract with a median of $405,000, largely driven by activity in Cane Bay.
• North Charleston: Remained the leader for affordability with a median list price of $335,000 ($257/sqft).

Expert Tips for the Spring 2026 Market

For Sellers: The "Turnkey" Premium

In the current 2026 climate, buyers are highly sensitive to renovation costs. Properties that are "move-in ready" with updated kitchens and neutral coastal palettes are commanding a significant premium and selling in under 14 days. If your home needs cosmetic work, consider a "refresh" before listing to avoid sitting on the market.

For Buyers: The Thursday Launch Strategy

Most new inventory is hitting the MLS on Thursday mornings to capture weekend traffic. In high-demand areas like Mt. Pleasant and Daniel Island, we recommend having your pre-approval updated and your schedule cleared for Friday showings to stay ahead of the weekend "open house" crowd.

The Flood Zone Factor

With insurance premiums adjusting across the Lowcountry, always ask for a property's Elevation Certificate and current flood insurance declaration page early in the due diligence period. Understanding the difference between an AE and VE zone can save you thousands in annual carrying costs.

‍

Historical Trends & Year-Over-Year Analysis

To provide context for the current spring surge, the following data compares the Weekly Residential Contingents (properties going under contract) for Week 12 (March 20–26) across the last several years.

Market Momentum Insights

• A Notable Recovery: While the 330 contracts signed this week is slightly lower than the same week in 2025 (343) , the Year-to-Date (YTD) total of 3,440 is actually outperforming last year's YTD of 3,181. This suggests a stronger, more consistent start to the 2026 market compared to the previous year.
• Early Season Strength: Week 12 performance has historically been a bellwether for the spring. The 330 contracts signed this week represent a 25% increase in activity compared to the start of the year (Week 1), which saw only 132 contracts.
• Return to Stability: Current activity levels are aligning closely with 2024 benchmarks. We are moving away from the "unicorn" peak seen in 2021 (503 contracts in Week 12) and 2022 (382 contracts), settling into a more sustainable, high-demand pace for the Charleston region.

Please reach out to any of our agent at Charleston Home if you want any additional information.