07/04/2026 · 11:05 am

Market Review – Charleston Area MLS -JULY 2026

YEAR-OVER-YEAR STATS (June 2026 Vs June 2025)

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 to contact me.

Gena Glaze

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06/26/2026 · 12:04 pm

Market Review – Charleston Area MLS -JUNE 2026

YEAR-OVER-YEAR STATS

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 to contact me.

Gena Glaze

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05/25/2026 · 9:22 am

ADU Guidelines and Fannie Mae Policy Updates 2026

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.

Contact me for more information.

Gena Glaze

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05/07/2026 · 11:53 am

Impact of Mortgage Rates on Payment

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!

Gena Glaze 843-343-8239

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05/02/2026 · 12:04 pm

Market Review – Charleston Area MLS -MAY 2026

YEAR OVER YEAR

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 to contact me.

Gena Glaze

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04/05/2026 · 6:58 am

Market Review – Charleston Area MLS -APRIL 2026

YEAR OVER YEAR

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 to contact me.

Gena Glaze

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03/17/2026 · 4:01 pm

Market Review – Charleston Area MLS -March Update 2026

CLOSED SALES – There were1,213 closed sales in February of 2026, down 4.6% from February of 2025


SALES PRICE – The median sales price closed out at $415,000 down -0.8% year-over-year, and the average sales price for February 2026 was $655,150.

PRICE PER SQFT – The average price per sqft for all residential property types was at $301 | up +1.7%

NEW WRITTEN SALES (Pending) – There were 1,592 new written sales in February 2026, up +7.6% This is an indicator of future closed sales.

INVENTORY – Approximately 2,122 new listings (all property types) came online in February of 2026, which is down 0.2%. The average Days on Market was at 60, up +1.7% with 3.3 months of inventory.

NEW CONSTRUCTION

New construction represents 31% of all closings in MLS.

  • 18% of all closings in Charleston County are new construction
  • 24% of all closings in Dorchester County are new construction
  • 52% of all closings in Berkeley County are new construction

FEBRUARY MEDIAN SALES PRICE BY COUNTY:

Berkeley County  
$392,700 – Down -0.1%

Dorchester County
$363,208 – Up +0.9%

Charleston County
$606,250 Down -5.3%

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 to contact me.

Gena Glaze

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03/17/2026 · 8:11 am

FinCEN’s Real Estate Reporting Rule Effective March 1, 2026

New rules regarding the sale of residential real estate from the Financial Crimes Enforcement Network (FinCEN)—a bureau of the U.S. Treasury—became effective March 1, 2026.

FinCEN will require a Real Estate Report to be filed for non‑traditionally financed or‑cash transfers of residential property when the buyer is a legal entity or a trust. This is a nationwide requirement with no minimum purchase price. 

A transaction is generally reportable if all three of these are true:

  • The property is residential real estate (1–4 family homes, condos, townhomes, co‑ops, and certain land intended for such use).
  • The buyer is an entity or trust (not an individual person).
  • The transaction is cash or non‑traditionally financed, meaning there is no traditional institutional mortgage from a lender that has federal anti‑money‑laundering requirements.  This will include financing by hard money lenders and seller financing.

If all three apply, a federal report filing is required by the closing agents unless a specific allowable exemption exists.

The Real Estate Report to FinCEN contains information identifying the reporting person, details of the residential real property being transferred, information about the transferor (seller), information about the transferee entity or trust, and identities of individuals representing the transferee entity or trust in the transaction.

FinCEN states the new rule aims to curb money laundering and the use of shell companies to hide ownership of real estate.  More details at FinCEN website:

Gena Glaze

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03/01/2026 · 7:16 pm

Market Review – Charleston Area MLS -February Update 2026

CLOSED SALES – There were1,088 closed sales in January of 2026, up 3.2.% from January of 2025

SALES PRICE – The median sales price closed out at $417,422 up +0.3% year-over-year, and the average sales price for January 2026 was $707,670

PRICE PER SQFT – The average price per sqft for all residential property types was at $311 | up +4.7%

NEW WRITTEN SALES (Pending) – There were 1,536 new written sales in January 2026, up + 17.8% This is an indicator of future closed sales – a good start for 2026!

INVENTORY – Approximately 2,299 new listings (all property types) came online in January of 2026, which is upc+19.2% with the average Days on Market at 58, up +16% and 3.2 months of inventory.

NEW CONSTRUCTION

New construction represents 40% of all pending contracts in the MLS and new construction comprises about 34% of the closings.

  • 14% of all closings in Charleston County are new construction
  • 38% of all closings in Dorchester County are new construction
  • 53% of all closings in Berkeley County are new construction

JANUARY MEDIAN SALES PRICE BY COUNTY:

Berkeley County  
$395,000 – Up +1.5%

Dorchester County
$367,500 – Down -3.3%

Charleston County
$665,000 – Up +10.8%

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 to contact me.

Gena Glaze

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01/30/2026 · 4:06 pm

Market Review – Charleston Area MLS -January Update 2026

CLOSED SALES – There were1,501 closed sales in December of 2025, up 4.6% from December of of 2025

SALES PRICE – The median sales price closed out at $433,825| up+4.6% year-over-year, and the average sales price for November 2025 was$630,469 up+3.0%

PRICE PER SQFT – The average price per sqft for all residential property types was at $295 | up +1.4%

NEW WRITTEN SALES (Pending) – There were 1,181 new written sales in December 2025, up+16.2% This is an indicator of future activity and seems to be a good sign for 2026.

INVENTORY – Approximately 1,355 new listings (all property types) came online in December of 2025, which is upc+14.4% with the average Days on Market at 56, up +12% and 3.0 months of inventory.

NEW CONSTRUCTION

new construction comprises about 34% of the closed sales and represents 37% of all pending contracts in the MLS

  • New Homes “pendings” will always be higher than new homes closings as new construction typically sits in pending status for far longer than a resale, and the new homes tend to “pile up” in pending status, so new homes actually represent about 34% of the sales market currently
  • New homes represent 24% of the available inventory currently
  • 14% of all closings in Charleston County are new construction
  • 38% of all closings in Dorchester County are new construction
  • 53% of all closings in Berkeley County are new construction

DECEMBER MEDIAN SALES PRICE BY COUNTY:

Year over Year – 2024 VS 2025

Nationally– Year Over Year – There was 3.0% decrease in pending home sales according to the National Association of Realtors. Regionally, there were gains in in the South and declines in the Northeast, Midwest, and West

Charleston MLS – 2025 Closed sales were at approximately 5,000 which was about the same as they were in 2024. New listing total for the year came in at 6,012, up just 1% from 2024 and the median sales price was up just 1.3 %.

The Takeaway: December 2025 saw some increases in closed sales, price, and inventory compared to December 2024, but the year-over-year comparison (2024/2025) was relatively flat, with 2025 statistics very similar to those of 2024. However, December 2025 experienced an impressive 16% increase in Pending Sales (new written sales/not closed), which is an indicator of future closed sales and could be a positive sign for 2026.

Gena Glaze

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