As Large tracts of land are harder to find, many data center developers are willing to pay a premium price to landowners which can boost local land values. However, home sellers near controversial sites may face buyer resistance over noise, water consumption and uncertainty of future land use.
Data centers are creating a real estate tale of two neighborhoods; one seller may face buyer concerns about noise, traffic, utility costs and disruption, while another watches land values climb or rents rise as investment pours in.
As some sellers benefit from premium prices, others may be hindered and public concern over the impact of data center also persists so the controversy will most likely continue.
There are approximately 48 data centers in S.C. and new proposed projects on the horizon.
Looking for an Executive-style home in a Gated Community in the North Area? ….Surprise, It’s tucked away in GOOSE CREEK!
This gated community is located within The Hamlets of Crowfield Plantation. It is a small community of approximately 66 home-sites, surrounded by the golf course with one gated entrance.
The executive-style homes in this neighborhood have brick exteriors and crawl space construction; one story homes are required to have a minimum of 2500 sqft and 3000 sqft minimum is required for two-story homes. This is a beautiful neighborhood with many custom homes!
The community also enjoys the amenities of Crowfield Plantation; pools, parks, tennis, clubhouse, hiker-biker trails, lake, docks, and RV / Boat storage. There is also a golf course within the community!
South Carolina has emerged a economic powerhouses driven by rapid expansion in advanced manufacturing and major port infrastructure investments. The state is attracting corporate capital and new residents at record rates.
Moving Trends in 2026 continue to boast South Carolina as the fastest-growing state in America with 1.46% population growth and a net migration rate of +12 per 1,000 residents.
People are drawn to the State due to its robust economy, mix of jobs and industry, lower cost of living and lower taxes than many other states.
While housing costs have risen nationwide, South Carolina’s median home prices are typically lower than many other states, allowing buyers to secure larger properties, newer construction, or coastal access for a fraction of Northern or West Coast prices.
Utility costs, groceries, and services typically track below national averages, reducing the baseline cost of living. Property taxes are also lower than many other states.
Recent major corporate investments in EV battery facilities and advanced technology have expanded job opportunities in the Midlands and Upstate regions. S.C. offers a competitive corporate tax rate and aggressive state incentives encourage corporate relocation and rapid business expansion.
South Carolina is an industrial hub in the Southeast and hosts major facilities for automotive and aerospace giants like BMW, Volvo, and Boeing.
CLOSED SALES – There were 1,716 closed sales in July, DOWN- 0.8% from July of 2025.
SALES PRICE – The median sales price closed out at $449,000 UP +4.4% from July 2025. The average sales price for July was $674,510
INVENTORY – Approximately 2,402 new listings (all property types) came online in July of 2026, which is UP +4.8%. The average Days on Market was at 47, with 3.7 months of inventory
PRICE PER SQFT – The average price per sqft for all residential property types was at $305, UP +5.5%
NEW WRITTEN SALES (Pending) – There were 1,652 new written sales in July 2026, UP +4%. This is an indicator of future closed sales.
New written contracts,”Pendings Sales” remain at a steady pace as new inventory continues to come online, but we are still below the 5-6 months of inventory needed to balance the market.
NEW CONSTRUCTION
New construction represented approximately 26% of all closings in MLS.
15% of all closings in Charleston County are new construction
29% of all closings in Dorchester County were new construction
39% of all closings in Berkeley County were new construction
May MEDIAN SALES PRICE BY COUNTY:
Berkeley County – $417,339
Dorchester County – $415,424
Charleston County – $520,708
Real Estate is Hyper Local. Market statistics vary by location, if you would like a detailed report of your neighborhood and home’s value, feel free tocontact me.
CLOSED SALES – There were 1,920 closed sales in June, UP+13.2% from June of 2025.
SALES PRICE – The median sales price closed out at $460,000, UP +7.0% from June 2025, and the average sales price for June was $743,583 UP +18.7%
INVENTORY – Approximately 2,314 new listings (all property types) came online in June of 2026, which is UP +2.2%. The average Days on Market was at 21, year-over-year, with 3.4 months of inventory
PRICE PER SQFT – The average price per sqft for all residential property types was at $241, UP +4.3%
NEW WRITTEN SALES (Pending) – There were 1,870 new written sales in June 2026, UP +16.7% This is an indicator of future closed sales.
For the majority of the last three years, the Charleston market has seen median sale price fluctuate within a narrow range of $400k to $430k. There was a brief surge in April of this year when the median price reached $459k. This shift was short-lived and prices quickly reverted back toward to the established trend. However, we just hit another high in June of $460K. It remains to be seen whether this marks the beginning of a new trajectory or simply reflects seasonal volatility driven by inventory constraints. It seems
The summer market continues to be strong with a 16.7% (year-over-year) increase of new contracts being written – An indicator of future closed sales. Inventory is still below the ideal for a balanced market at 3.5 months. New listings have been steadily coming online but more inventory is needed to balance the market.
NEW CONSTRUCTION
New construction represented approximately 22% of all closings in MLS.
12% of all closings in Charleston County are new construction
26% of all closings in Dorchester County were new construction
36% of all closings in Berkeley County were new construction
May MEDIAN SALES PRICE BY COUNTY:
Berkeley County – $399,900
Dorchester County – $387,758
Charleston County – $668,250
Real Estate is Hyper Local. Market statistics vary by location, if you would like a detailed report of your neighborhood and home’s value, feel free tocontact me.
CLOSED SALES – There were 1,881 closed sales in May, up +3.1% from May of 2025.
SALES PRICE – The median sales price closed out at $435,000 up +0.4% from May 2025, and the average sales price for May was $680,138
INVENTORY – Approximately 2,633 new listings (all property types) came online in May of 2026, which is up up +7.5%. The average Days on Market was at 48, year-over-year, with 3.6 months of inventory
PRICE PER SQFT – The average price per sqft for all residential property types was at $232 | down -1.3%
NEW WRITTEN SALES (Pending) – There were 1,921 new written sales in May 2026, up +15.2% This is an indicator of future closed sales.
For the majority of the last three years, the Charleston market has seen median sale price fluctuate within a narrow range of $400k to $430k. Although there was a brief surge in April of this year when the median price reached $459k, it has recently retreated to align more closely with established trends. The summer market continues to be strong with a 15.2% (year-over-year) increase of new contracts being written. Inventory is still below the ideal for a balanced market at 3.6 months, but new listings are steadily coming online and surpassing the monthly totals from a year ago. It will take some time to build the inventory levels.
NEW CONSTRUCTION
New construction represented approximately 26% of all closings in MLS.
12% of all closings in Charleston County are new construction
38% of all closings in Dorchester County were new construction
37% of all closings in Berkeley County were new construction
May MEDIAN SALES PRICE BY COUNTY:
Berkeley County – $414,250
Dorchester County – $399,900
Charleston County – $519,900
Real Estate is Hyper Local. Market statistics vary by location, if you would like a detailed report of your neighborhood and home’s value, feel free tocontact me.
Accessory dwelling units or ADUs — separate living units shared on a single-family lot separate from the main home— have gained in popularity.
ADU’s create affordable housing opportunities and can increase property values. They can be a great source of rental income or serve as living quarters for adult children or extended family. They can also provide work-from-home space.
In 2026, both federal lending policy and state ADU laws saw major updates that expanded ADU eligibility, simplified permitting, and clarified income treatment for borrowers. Locally, many SC counties and municipalities revised ADU guidelines to address the demand for these housing units.
In March, Fannie Mae released updated underwriting guidelines to allow for income from ADU’s to be counted toward qualifying income for principal residence purchases and refinances provided certain requirements are met.
If you are considering an ADU, check with your local governing body for updated guidelines. If you are in an HOA, it is important to verify if ADUs are permitted and review any applicable restrictions or requirements.
Federal Lending Policy Changes (Fannie Mae, March 2026)
Fannie Mae’s Desktop Underwriter (DU) Version 12.1 update, effective March 21, 2026, aligns with Selling Guide announcements SEL‑2025‑08 and SEL‑2025‑10 Fannie Mae:
Rental income from ADUs can now count toward qualifying income for one‑unit, principal residence, purchase, and limited cash‑out refinance loans (including manufactured homes), provided certain requirements are met.
30% cap on ADU rental income relative to total qualifying income is now enforced in underwriting.
HomeStyle Refresh and HomeStyle Renovation policies expanded, including removal of a $50,000 cap on manufactured home renovation costs.
Manufactured home eligibility expanded to include two‑ to four‑unit and multi‑story units.
The interest rate is a critical factor influencing your mortgage’s monthly payment. A higher rate translates to greater overall interest costs and, consequently, higher monthly payments. Conversely, a lower rate reduces the interest paid, leading to lower monthly installments.
A small change can significantly impact the overall cost of your loan. A 1% interest rate drop can increase their buying power by about 10%, allowing a buyer to afford more home for the same monthly payment.
To illustrate this effect, consider the following examples using a $300,000, 30-year fixed-rate mortgage:
Scenario 1 (5% Rate): The monthly payment is approximately $1,610.
Scenario 2 (4% Rate): The monthly payment drops to approximately $1,432.
This 1% difference in the interest rate results in a monthly savings of $178, which accumulates into significant savings over the mortgage’s term.
Factors that Influence Your Interest Rate
When shopping for a mortgage, securing the best possible interest rate is a primary goal. Several factors influence the rate you receive, and by focusing on these areas, you can potentially lower your overall borrowing costs.
Credit Score: A higher credit score is strongly correlated with a lower interest rate. To improve your score, Roland Wilcox of Sierra Capital Mortgage in Pasadena, California, recommends:
Consistently paying all bills on time.
Keeping credit card balances below 30% of the credit limit.
Maintaining older credit accounts.
Diversifying the types of credit you use.
Down Payment Amount: Making a larger down payment can help you qualify for a more favorable interest rate.
Loan Term: While longer loan terms typically result in lower monthly payments, they usually lead to higher total interest costs over the life of the loan. Example: A 15 year mortgage would typically have a lower rate than a 30 year mortgage.
Mortgage Type: Certain mortgage options, such as loans backed by government entities, may be offered with lower interest rates. There are also state programs that have lower than market rates from some qualified buyers. Example: SC State Housing Authority.
Exploring Options for a Lower Rate
Shop Around: Compare rates from several lenders before making a final decision.
Refinance Your Existing Mortgage: If interest rates have significantly decreased since you obtained your original mortgage, refinancing could be a beneficial option. Refinancing involves taking out a new loan to pay off the existing one, and if the new rate is lower, it can reduce your monthly payments.
If you need assistance buying a house and shopping for a mortgage – I can help, feel free to contact me!
CLOSED SALES – There were 1,491 closed sales in April of 2026, down -6.3 from April of 2025
SALES PRICE – The median sales price closed out at $435,000 down – 1.1% year-over-year, and the average sales price for April 2026 was $656,619.
The median sale price in the Charleston market surged to a record high in March, jumping to $459k. This is well outside the tight band between $400k and $430k where the median sales price had remained for past 3+ years. This surprise was just one month’s data; April’s median sales price of 435K was back closer to the trend.
PRICE PER SQFT – The average price per sqft for all residential property types was at $313 Up +2.3%
NEW WRITTEN SALES (Pending) – There were 5,732 new written sales in April 2026, up +13.7% This is an indicator of future closed sales.
INVENTORY – Approximately 7,650 new listings (all property types) came online in April of 2026, which is up 5.8%. The average Days on Market was at 55, up +5.8% with 3.4 months of inventory.
NEW CONSTRUCTION
New construction represented approximately 25% of all closings in MLS.
18% of all closings in Charleston County are new construction
19% of all closings in Dorchester County were new construction
39% of all closings in Berkeley County were new construction
APRIL MEDIAN SALES PRICE BY COUNTY:
Berkeley County $434,205 | up +8.4%
Dorchester County $389,110 | Down-2.1%
Charleston County $572,400 | Down -10.7%
Real Estate is Hyper Local. Market statistics vary by location, if you would like a detailed report of your neighborhood and home’s value, feel free tocontact me.
CLOSED SALES – There were 1,572 closed sales in March of 2026, up 2% from March of 2025
SALES PRICE – The median sales price closed out at $459,250 Up 8.1% year-over-year, and the average sales price for March 2026 was $747,843
PRICE PER SQFT – The average price per sqft for all residential property types was at $330 Up +7.1%
NEW WRITTEN SALES (Pending) – There were 2,166 new written sales in March 2026, up +20.3% This is an indicator of future closed sales.
INVENTORY – Approximately 2,679 new listings (all property types) came online in March of 2026, which is up 8.5%. The average Days on Market was at 56, up + 7.7% with 3.3 months of inventory.
NEW CONSTRUCTION
New construction represented approximately 30% of all closings in MLS.
18% of all closings in Charleston County are new construction
31% of all closings in Dorchester County were new construction
45% of all closings in Berkeley County were new construction
FEBRUARY MEDIAN SALES PRICE BY COUNTY:
Berkeley County $425,000- Up +9.7%
Dorchester County $371,300 – Down -1.0%
Charleston County $687,000 Up +5.7%
Real Estate is Hyper Local. Market statistics vary by location, if you would like a detailed report of your neighborhood and home’s value, feel free tocontact me.
