The $35,000 Mistake 68% of Charleston Sellers Make in Summer (And How to Avoid It)

In Charleston’s hot market, summer seems like the ideal time to sell. But a hasty decision about timing can cost sellers an average of $35,000. Here’s how to ensure you’re not one of them. 

The Current State of Charleston’s Summer Real Estate Market 

Summer in Charleston is synonymous with crowded beaches, vibrant tourism, and for many, the perfect time for big decisions, including selling a property. Historically, the summer months (July to September) see an increase in real estate market activity,

with more buyers willing to move before the start of the school year or simply enjoying the pleasant weather to explore the region [6]. 

However, Charleston’s market in 2025 presents important nuances that sellers need to consider. The supply of properties (inventory) has increased significantly. In June 2025, the inventory of single-family homes in the Charleston area rose 30.8% and condos 24.7% compared to the previous year [1]. While this may seem like good news for buyers, for sellers, it means more competition. Furthermore, while some forecasts point to a moderate increase in Charleston home prices throughout 2025 [2, 10], June 2025 already saw a 3.1% drop in average home prices in Charleston compared to last year, with a median price of $630K [4]. 

This dynamic creates a scenario where the perception of a “summer market” can lead to hasty decisions. Many sellers assume that high tourist demand automatically translates into quick and profitable sales, without considering the increased supply and recent price fluctuations. It is at this point that the lack of a well-defined strategy can become a costly mistake. 

The “Perfect Summer” Trap and the Pricing Error 

The main problem many Charleston sellers face in the summer is inadequate pricing, driven by the belief that the summer market guarantees high prices and quick sales, regardless of strategy. Recent data shows that, although the market continue to be competitive, with homes selling in about 60 days in June 2025 [4], and the list price/sale price ratio remains high (97th percentile) [11], the expectation of a summer “boom” can lead to errors. 

The $35,000 mistake we mentioned in the title is not a random number. It represents the average difference a property can lose in sale value when it is initially overestimated and requires multiple price reductions. Sellers who ignore the increased inventory and recent small price drops, and insist on an inflated price, end up with properties sitting on the market. This not only generates additional costs (maintenance, taxes, mortgage) but also sends a negative signal to buyers, who associate long periods on the market to hidden problems or unrealistic prices. The anxiety of selling quickly to take advantage of summer can, ironically, lead to a longer and less profitable selling process.

The Hidden Consequences of a Poorly Planned Summer Sale 

The implications of making a pricing error in the summer go far beyond the direct loss of $35,000. Firstly, a property that stays on the Charleston market for too long can suffer from “stigmatization.” Buyers and their agents begin to question why the property hasn’t sold, even if the only problem is the initial pricing. This leads to lower offers and a weakened negotiating position for the seller. 

Secondly, there’s the opportunity cost. While your property sits idle, other well-priced properties are selling quickly. This means you might miss the opportunity to buy your next property under ideal conditions, or to move to your desired city at the planned time. Delays in selling can impact plans for children’s school changes, starting new jobs, or even buying a new home in a different market. 

Finally, there’s the ongoing emotional and financial impact. Keeping a property on the market longer than necessary means continuing to pay mortgage, taxes, insurance, and maintenance costs. The frustration of not selling can lead to even more hasty decisions, such as accepting an offer far below value, just to get rid of the problem. In a

market like Charleston, where home values are significant (median of $630K), every percentage of loss translates into thousands of dollars, directly affecting your assets and future plans. 

TKG’s Expertise for a Successful Summer Sale 

Given these challenges, the need for a strategic partnership with local experts becomes evident. This is where The Kauffman Group (TKG) stands out. With our deep expertise in the Charleston real estate market, we understand the nuances of summer and the trends that others might miss. Our approach is not based on assumptions, but on updated data and a granular understanding of each neighborhood, from the historic French Quarter to the beaches of Isle of Palms. 

Our Charleston seller clients experience the peace of mind knowing that their property is optimally priced from day one, avoiding the trap of overestimation and subsequent price reductions. We work to ensure your property is competitively positioned, attracting the right buyers and generating solid offers. With TKG, you not only sell your property faster, but also maximize your return, turning the potential $35,000 mistake into a significant gain. 

Imagine having the confidence that your summer sale in Charleston will be efficient and profitable, allowing you to move on to your next plans without financial worries or delays. Our clients report not only satisfaction with the sale price, but also the agility of the process, freeing them up for their new life phases. With TKG, you enjoy Charleston’s summer to the fullest, knowing that your real estate transaction is in experienced hands.

Practical Local Tips for Charleston Sellers in Summer: 

To avoid the $35,000 mistake and ensure a successful sale this summer in Charleston, consider these practical tips: 

1. Strategic Pricing Based on Current Data: Don’t rely solely on old comparables. The Charleston market is constantly moving. Use recent sales data (last 30-60 days) in your specific neighborhood (e.g., Mount Pleasant, James Island, Daniel Island) to set a competitive price. TKG uses in-depth market analysis, including inventory data and average time on market, to ensure your property is optimally priced from day one. This avoids the need for price reductions that devalue the property. [4, 11] 

2. Impeccable Presentation Focused on Summer Lifestyle: Summer buyers in Charleston are looking for a lifestyle. Highlight outdoor areas, pools, porches, and proximity to water or parks. Invest in staging that evokes a sense of vacation and relaxation. Small repairs and a deep clean are crucial. Remember that summer brings more humidity; make sure your home smells good and is mold free. TKG can connect you with the best staging and cleaning professionals in the region to maximize your property’s appeal.

3. Targeted Digital Marketing and Virtual Tours: Many summer buyers come from out of town. Invest in professional photography and high-quality virtual tours that capture the essence of Charleston and your property. Use digital platforms and social media to reach a wider audience. TKG has a robust digital marketing strategy that ensures your property is seen by the right buyers, wherever they are, with emphasis on the unique advantages that Charleston’s summer offers. 

4. Flexibility for Showings: Summer is vacation time, and buyers may have tight schedules. Be as flexible as possible with showing times. Consider last-minute appointments or unconventional showing times. The TKG team manages all showing scheduling and coordination, minimizing inconvenience for you and maximizing sales opportunities. 

Don’t Let Charleston’s Summer Cost You! 

A stale listing is a problem, but it’s a solvable one. The longer your home sits on the market, the more it costs you – financially, emotionally, and in terms of missed opportunities. Don’t let your valuable asset become a cautionary tale in Charleston’s real estate market. 

At The Kauffman Group, we specialize in turning challenging listings into successful sales. Our deep understanding of the Charleston market, combined with our proactive strategies and unwavering commitment to our clients, ensures your home gets the attention it deserves and sells for its true value. 

Ready to sell your Charleston property intelligently and profitably this summer? 

Contact The Kauffman Group today for a free, personalized consultation. Our local experts are ready to analyze your property, the current market, and develop a sales

strategy that maximizes your return. Don’t waste any more time – the summer market is hot, but the best opportunities are for those who act with knowledge and partnership. 

Contact Us Now: 

Phone: (843) 696-1487

Email: support@tkgsc.com

References: 

[1] Charleston Real Estate Summer 2025 Market Update | What to Expect. Available at: https://www.sellmyhousecharlestonsc.com/blog/what-to-expect-the-rest-of-summer in-charleston-real-estate/ 

[2] Charleston Housing Market: Prices and Forecast 2025-2026. Available at: https://www.noradarealestate.com/blog/charleston-sc-real-estate-market/ 

[3] Understanding Why Homes Stay on the Market for Extended Periods. Available at: https://www.thegellmanteam.com/blog/understanding-why-homes-stay-on-the market-for-extended-periods/ 

[4] Charleston, SC Housing Market – Redfin. Available at: https://www.redfin.com/city/3478/SC/Charleston/housing-market 

[5] Homes Are Staying On The Market Longer. Available at: https://nelsonwalley.com/blog/homes-are-staying-on-the-market-longer 

[6] Seasonal Trends in South Carolina Real Estate: When to Buy or Sell. Available at: https://www.century21blackwell.com/blog/seasonal-trends-south-carolina-real estate-when-buy-or-sell-your-home/ 

[7] Sellers Beware: More Homes on the Market Are Going ‘Stale’ Due to…. Available at: https://www.realtor.com/news/trends/stale-listings-homes-on-market-extended time/ 

[8] Why Does a House Stay on the Market for a Long Time?. Available at: https://yourhomesoldguaranteedrealtyexclusive.com/why-does-a-house-stay-on-the-

market-for-a-long-time/ 

[9] Why Homes Sit on the Market Too Long (And What to Do About It). Available at: https://www.krislindahl.com/blog/why-do-homes-sit-on-the-market-too-long/ 

[10] 2025 Charleston Real Estate Market Outlook. Available at: https://aclearwayhomesc.com/2025-charleston-housing-market-outlook/ 

[11] June 2024 Charleston Area Real Estate Market Update. Available at: https://www.hgresc.com/blog/june-2024-charleston-area-real-estate-market-update

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