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.
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 tocontact me.
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:
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 tocontact me.
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.
CLOSED SALES – There were1,229 closed sales in November of 2025, down-7.8% from November of 2024.
SALES PRICE – The median sales price closed out at $421,968 | up+0.6% year-over-year, and the average sales price for November 2025 was$665,985 | up+8.8%
PRICE PER SQFT – The average price per sqft for all residential property types was at $228 | up +3.2%
NEW WRITTEN SALES (Pending) – There were 1,286 new written sales in November 2025, up+4.0%
INVENTORY – Approximately 2,653 new listings (all property types) came online in November of 2025, which is up+4.4% with the average Days on Market at 52, up +8.3% and 3.5 months of inventory.
NEW CONSTRUCTION
New homes represent 28% of closed sales, which is down approximately 26%
The Takeaway: Closed sales dipped slightly, but with mortgage rates easing, more buyers are jumping back in, as seen in the rise in loan applications and new sales contracts. New listings climbed about 4%, adding to inventory and lengthening days on market, though we’re still short of the supply needed for a balanced market.
CLOSED SALES – There were1,379 closed sales in October of 2025, up 0.9% from October of 2024.
SALES PRICE – The median sales price closed out at $425,885 | up+2.0% year-over-year, and the average sales price for October 2025 was$653,949 | up +1.3%
PRICE PER SQFT – The average price per sqft for all residential property types was at $292, down -3.3%
NEW WRITTEN SALES (Pending) – There were 1,580 new written sales in October 2025, up +2%
INVENTORY – Approximately 2,134 | listings (all property types) came online in October of 2025, which is up+8.5% and the average Days on Market was at 54, up +22.7% with 3.2 months of inventory.
NEW CONSTRUCTION
New homes represent 37% of closed sales
18% of all closings in Charleston County were new construction
35% of all closings in Dorchester County were new construction
53% of all closings in Berkeley County were new construction
CLOSED SALES – There were 1,381 closed sales in September of 2025, up 8.9% from September of 2024.
PRICE PER SQFT – The average price per sqft for all residential property types was at $296,up 0.7%
SALES PRICE – The median sales price closed out at $423,930 in September 2025, up+3.4% over September of 2024 and the average sales price for August 2025 was $$634,965 The median sales price is still holding steady. It has been in a tight band between 400k and 425K most of the last 3 years.
NEW WRITTEN SALES (Pending) – There were 1,355 new written sales in September 2025, up 0.8% versus September 2024.
INVENTORY – Approximately 2,016 new listings (all property types) came online in September of 2025, which is up 0.1% from September 2024 and the average Days on Market was at 52 (up 20.9%) with 3.7 months of inventory
NEW CONSTRUCTION
New homes represent 23% of the available inventory
18% of all closings in Charleston County were new construction
35% of all closings in Dorchester County were new construction
53% of all closings in Berkeley County were new construction
Covenants, Conditions, and Restrictions (CCRs) are legal documents in real estate, common in planned communities and subdivisions. These recorded rules govern land use and development, establishing a framework for how properties within a specific area can be utilized. CCRs maintain community standards and can help preserve property value to ensure individual property use aligns with the neighborhood’s collective vision.
“Covenants” are promises by property owners to perform or refrain from specific actions, such as maintaining a home’s exterior or adhering to landscaping guidelines. “Conditions” are requirements for property ownership, often relating to improvements or obtaining approval for changes. “Restrictions” impose limitations on property use, which might include prohibitions on commercial activities or specific vehicle parking.
Common CCR’s
CCRs include rules and regulations for community standards. Architectural guidelines cover things like exterior paint colors, fencing materials, and home additions. Landscaping rules focus on lawn care, tree removal, and approved plant types. Pet restrictions might limit the number, size, or breed of animals and often include waste disposal requirements.
Parking rules may govern where vehicles can be parked, prohibit oversized vehicles or limit street parking. Limitations on property use, such as commercial businesses from operating from a residence or restricting short-term rentals could also be included in CCR’s.
Establishment and Enforcement
CCRs come into existence through a formal process, typically initiated by the developer of a planned community or subdivision. These documents are legally recorded with the county recorder’s office, making them part of the public record and binding on all current and future property owners within that community. This recording ensures that the rules “run with the land,” meaning they apply to the property itself, regardless of who owns it.
The Homeowners Association (HOA) may play a central role in enforcing CCRs once the community is established. Enforcement mechanisms vary but commonly include issuing warnings for minor infractions. For continued non-compliance, HOAs can levy fines, which may be assessed periodically until the violation is resolved. In more serious cases, an HOA might place a lien on the property for unpaid fines or assessments. Legal action, such as a lawsuit to compel compliance or recover damages, is another enforcement tool available to some HOAs.
Some governing documents may have a provision to amend the CCR’s, such as a vote of the majority of the members, but rules can vary.
Prospective buyers should review a property’s CCRs to understand their rights and obligations.
For communities without an HOA, CCRs might still be recorded, enforcement may be handled by a local municipality.
APR (Annual Percentage Rate) includes costs and fees associated with the loan. The interest rate does not. The interest rate is simply the rate you pay on the loan, excluding any other costs.
Looking at the interest rate alone is not an effective way to evaluate a loan. The APR is much more effective, as it factors in the interest rate PLUS any other costs to finance the loan, providing a much more holistic view.
When you apply for a loan, you should always be able to see both the interest rate and the APR. If you don’t, ask your lender to provide both.
If you compare two loans with the same interest rate (note rate) and the APR is higher on one – you should find out what the additional costs are. This comparison will help you evaluate the loan products more effectively.
Real Estate Matters in Charleston SC - Gena Glaze 