Charleston Real Estate Market Update: Late February 2026

The Charleston real estate market is entering the final stretch of February with a clear theme: “The Great Reset.” After years of extreme volatility, the Lowcountry is settling into a "selection market" where inventory is rising, mortgage rates are hitting three-year lows, and buyers finally have the breathing room to negotiate.

Market at a Glance: The Numbers

While the frenzy of 2021 and 2022 has faded, the fundamentals of Charleston’s desirability remain rock-solid. Here is the regional data for early-to-mid February 2026:

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Key Takeaway: With inventory up nearly 9%, buyers are no longer forced to waive inspections or compromise on major repairs. We are seeing the return of seller concessions and CL-100 (termite) contingencies as standard practice.

The Rate Reality: 6% is the New Normal

For the first time since 2022, mortgage rates have dipped and stayed in the low 6% range. According to Freddie Mac (as of Feb 12, 2026), the 30-year fixed rate sits at 6.09%.

For a buyer with a $400,000 mortgage, this shift saves approximately $214 per month compared to this time last year. This improved affordability is sparking an early "Spring Rush," with purchase applications trending up more than 20% year-over-year.

Neighborhood Spotlight: Where is the Heat?

Real estate remains hyper-local in the Lowcountry. While the overall region is stabilizing, certain pockets are still seeing aggressive activity.

1. The Peninsula & Historic Hubs

The Charleston Peninsula remains the most competitive sector. Inside the Crosstown (Area 51), the median price has reached $1,350,000. Demand for the "walkable historic lifestyle" continues to outpace available inventory in this micro-market.

2. The Suburban Engine: Summerville & Ladson

Summerville remains the volume leader for the region. It is the go-to for value, with a median price of approximately $406,770. New construction is a major driver here, with builders offering aggressive rate buy-downs (some as low as 5.5% for the first year) to attract buyers.

3. Mount Pleasant & The Islands

• Mount Pleasant: Well-priced homes in the $800k–$1.3M range are moving in under 60 days.
• Sullivan’s Island: Extremely tight inventory has pushed the median price over $5,000,000 for the rare listings that do hit the market.
• Johns Island: Continues to be a favorite for those seeking newer homes with more land, maintaining steady growth in the mid-$600k range.

Advice for Sellers: Precision is Required

The days of "aspirational pricing" are over. If a home is priced correctly and staged well, it will sell. If it is overpriced by even 5%, it will likely sit for 70+ days. Sellers should:

• Focus on Condition: Buyers are pickier now. Address the "honey-do" list before listing.
• Be Flexible: Be prepared to negotiate on closing costs or minor repair credits.

Advice for Buyers: The Window is Now

With purchase applications rising, the competition will likely double once the azaleas bloom in March.

• Negotiate Hard: Use the 68-day average market time to your advantage.
• Check Insurance Early: Flood insurance and homeowners' premiums are rising; get a quote during your due diligence period.

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