Reading the Tea Leaves: Weekly Contingency Trends Reveal a More Balanced Charleston Real Estate Market in 2025 🏡

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The data from the Tri-County area (areas 11-78) for 2025 confirms a significant shift: the market is moving from the frenzied seller's environment of the recent past to a more sustainable, balanced market.

The key takeaway is clear: while homes are still selling, the pace of sales has cooled compared to the peak years, giving Charleston home buyers a crucial advantage.

2025 vs. The Boom Years: A Return to Sanity

Weekly contingent numbers show a significant deceleration in the rate at which homes go under contract, particularly compared to the record-breaking activity in 2021 and 2020.

Charleston Real Estate Market 2025

• The Current Pace (2025): The weekly number of homes going under contract for the first three quarters of 2025 typically hovered in the 250 to 300 range.
• A Notable Drop: The 2025 YTD total of 11,690 contracts is significantly lower than the 2024 YTD total of 14,550. While this is a decrease, it is closer to the pre-boom activity levels seen in 2013 and 2014.

What This Means for Buyers and Sellers

This shift in weekly contingent volume has crucial implications for anyone navigating the Lowcountry housing scene:

🟢 For Buyers: More Power and Time

The slower pace is the best news for first-time homebuyers and those looking to relocate, offering a respite from the intensity of previous years.

• Breathing Room: With the market frenzy subsiding, buyers have more time to review inspection reports and secure financing without the pressure of immediate bidding wars.
• Negotiation Leverage: Sellers are more frequently adjusting their expectations. This rebalancing means buyers have more negotiation power for repairs or price reductions, particularly for homes that are not "turnkey" or priced aggressively from the start.

🟡 For Sellers: Strategy is Everything

The days of minimal effort yielding a high price are over. A strategic approach is now essential for Charleston home sellers.

• Pricing is Paramount: Overpricing a home is the fastest way to get overlooked in the current market. Homes that are priced correctly—matching current market value—are still moving quickly.
• Condition Matters: With more inventory available, buyers are increasingly selective. Sellers must ensure their property is move-in ready and presented immaculately.
• Anticipate the Seasonal Dip: The data clearly shows a reliable seasonal slowdown, with contingencies dropping sharply in the later weeks (47-52) of every year. Sellers listing late in the year must be prepared for longer days on market.

In conclusion, the 2025 Charleston real estate market remains highly active, fueled by a steady stream of buyers attracted to the Lowcountry lifestyle, but the speed of sales has moderated. This new equilibrium provides a healthier, more balanced environment for all market participants.

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