How the Charleston Market Looks Right Now
Charleston’s housing market remains dynamic heading into September 2025. The average home value sits at $584,661, up about 0.6% year-over-year, with homes going pending in around 33 days Zillow. In July, the median sale price was $585,000, though that’s 10% lower than July of 2024, reflecting a slight cooldown Redfin. Meanwhile, homes now spend around 66 days on the market, up from 56 days last year Redfin.
Inventory remains moderate—July listings hit 1,573 homes, with a sale-to-list ratio of 98.6%, and 17.2% of sales closing above list price, while 63.6% fell below Zillow. This indicates a nuanced, balanced environment—competitive, yet not overheated.
Regarding financing, South Carolina mortgage rates remain steady. As of September 5, 2025, the 30-year fixed rate averages 6.63%, and the 15-year fixed rate is near 5.75% Bankrate. Some competitive offers are slightly lower—e.g., credit union rates show 30-year at ~6.25%, 15-year at ~5.5% South Carolina Federal Credit Union.
What Challenges Are Buyers, Sellers, and Investors Facing?
- Buyers are seeing homes linger longer than last year—but prices, while easing, remain high. Pausing too long could mean facing even higher rates and renewed competition.
- Sellers may mistakenly assume demand is still as frenzied as 2023; overpricing could leave listings stuck, even in a balanced market.
- Investors are navigating slower price growth—and longer market times—meaning cash flow and timing now matter more than speculative gains.
What Does Waiting or Misjudging the Market Cost You?
- Buyers who wait risk locking in a higher interest rate, reducing affordability and possibly missing out on solid property options before inventory shifts.
- Sellers who misread the market might face longer days on market or price reductions—despite solid fundamentals.
- Investors could miss out on steady rental return opportunities or find their strategy compromised by slower appreciation.
The Value of Acting Smart, Now
For buyers, securing financing now while rates remain manageable—and inventory shows signs of stability—can provide a strategic edge. Sellers, when priced and presented in line with comparable properties, can still command clean, timely offers. Investors committed to data-driven decisions can tap into Charleston’s long-term appeal amid moderate appreciation and healthy demand—especially near key employment zones and lifestyle hubs.
At The Kauffman Group, our decades of experience in the Charleston and Midlands markets guide clients thoughtfully—helping you move forward with confidence, at your pace, and with clarity.
Looking Ahead: September Snapshot
| Topic | Insight |
|---|---|
| Home Values | Average ~$585K; up 0.6% YoY; median sale ~$585K but down 10% from last year. |
| Market Pace | Homes pending in ~33 days; on-market days increased to ~66. |
| Price Dynamics | Sale-to-list ratio ~98.6%; about 17% of sales above list; 63.6% below. |
| Mortgage Rates | ~6.63% for 30‑year fixed, ~5.75% for 15‑year fixed; some lenders offer ~6.25% / ~5.5%. |
Bottom Line: Charleston in September 2025 presents a grounded, reasonably active real estate environment. Buyers can still find opportunity—with smart moves and solid financing. Sellers enjoy a balanced scenario where proper pricing matters more than hype. Investors benefit from clarity and steadier fundamentals.
At The Kauffman Group, we’re deeply rooted in Charleston’s neighborhoods, trends, and local pace. When you’re ready to explore what this market means for you, we’re here—informative, supportive, and always on your terms.
