Charleston Housing Market Fall 2026: Prices, Sales, Tips
The Charleston SC housing market is steady this fall. In September 2026, the area’s median sales price was $425,000, up 0.7% from a year earlier, while closed sales jumped 9.5%. Homes are taking a little longer to sell, which gives buyers more time and more room to negotiate.
Key Takeaways
- Median price: $425,000 in September 2026, up 0.7% year over year (Charleston Trident Association of Realtors).
- Sales are up: 1,538 closed sales, up 9.5%. Pending sales rose 7.9% to 1,400.
- More time to shop: 55 days on market, up from 51 a year ago.
- Room to negotiate: Sellers got 95.6% of original list price on average.
- Rates: Freddie Mac’s 30-year average was 7.40% the week of October 15, 2026.
What Is Happening in the Charleston Housing Market?
The Charleston Trident Association of Realtors (CTAR) tracks sales across the Charleston Trident MLS. Its September 2026 report, current as of October 9, shows a market that’s busy but not frantic (Charleston Business Report).
| Metric (Sept. 2026) | Value | Change vs. Sept. 2025 |
|---|---|---|
| Closed sales | 1,538 | +9.5% |
| Median sales price | $425,000 | +0.7% |
| Pending sales | 1,400 | +7.9% |
| New listings | 2,008 | -0.5% |
| Homes for sale | 5,590 | about flat |
| Months of supply | 3.6 | down from 3.8 |
| Days on market | 55 | up from 51 |
Through the first nine months of 2026, closed sales were up 5.5% to 14,434, and the year-to-date median price was $435,000, up 2.3%.
How Do Home Prices Compare Across the Charleston Area?
Prices vary a lot by county. Here are September 2026 medians for single-family detached homes from CTAR’s local market updates:
- Charleston County: $715,000 (up 1.6%)
- Berkeley County: $430,000 (up 4.9%)
- Dorchester County: $392,000 (down 2.0%)
Townhomes and condos can be a lower-cost way in. In Charleston County, the attached-home median was $457,450 in September. Want a closer look by area? See our Charleston neighborhood price guide.
How Does Charleston Compare With the Nation?
Nationally, the National Association of Realtors reported a median existing-home price of $417,500 in September 2026, up 1.3%, with sales at a 3.99 million annual pace (Mortgage News Daily). The Charleston area’s median sits just above the national figure, and local sales are growing faster.
What Do Mortgage Rates Mean for Charleston Buyers?
Rates are higher than a year ago:
- Freddie Mac (Oct. 15, 2026): 30-year fixed at 7.40%, versus 6.27% a year earlier (Freddie Mac).
- Mortgage News Daily (Oct. 20, 2026): 30-year fixed index at 7.40%, FHA at 7.02%, VA at 7.04%.
With longer days on market, buyers may be able to ask sellers for closing cost help or a rate buydown. A buydown uses money, often from the seller, to lower your rate for the first years or for the life of the loan.
What Is There to Do in Charleston This Fall?
House hunting is more fun when you mix in some Lowcountry fall traditions:
- Coastal Carolina Fair (Oct. 29 - Nov. 8): The annual fair returns to Exchange Park in Ladson.
- Harvest Festival (Nov. 7): Bluegrass, hayrides, and crafts at Johns Island County Park (Charleston County Parks).
- Holiday Festival of Lights (starting Nov. 13): A drive-through light show at James Island County Park.
Fun fact: Charleston was founded in 1670 as Charles Town, named for King Charles II. That makes fall 2026 the city’s 356th year.
Which Loans Work Best in the Charleston Market?
- Conventional loans: As little as 3% down for qualified buyers
- FHA loans: 3.5% minimum down with flexible credit guidelines
- VA loans: Popular with military families near Joint Base Charleston
- USDA loans: Zero-down options in eligible areas outside the urban core
- Jumbo loans: For higher-priced homes in places like Mount Pleasant and downtown
- DSCR loans: For investors buying rental property
Buying near the water? Read our flood zone guide for Charleston buyers before you make an offer.
Frequently Asked Questions
What is the median home price in Charleston SC right now?
The Charleston Trident Association of Realtors reported a median sales price of $425,000 for September 2026 across its MLS, up 0.7% from a year earlier. In Charleston County, single-family homes had a median of $715,000.
Is the Charleston housing market slowing down?
Prices are holding steady and homes are taking a bit longer to sell, with 55 days on market in September 2026 versus 51 a year earlier. But closed sales rose 9.5% and pending sales rose 7.9%.
Is it a buyer’s or seller’s market in Charleston?
It’s fairly balanced. There were 3.6 months of supply in September 2026, and sellers received 95.6% of their original list price on average, which leaves room for negotiation.
What are mortgage rates in Charleston today?
Rates are set nationally. Freddie Mac’s 30-year average was 7.40% the week of October 15, 2026. Your rate depends on your credit, down payment, and loan type.
What loan options are available for Charleston buyers?
Coastal Funding Corporation offers conventional, FHA, VA, USDA, and jumbo loans for primary homes in South Carolina, plus DSCR loans for investment properties.
Ready to Buy in Charleston This Fall?
Let’s turn these numbers into a plan for your budget. Call Coastal Funding Corporation at (843) 212-6200 or visit www.charlestonmtg.com to talk with a licensed loan officer.
About Coastal Funding Corporation in Charleston
Coastal Funding Corporation (NMLS 103035) is a mortgage broker helping Charleston and Lowcountry buyers compare loan options from multiple wholesale lenders. We help with purchases and refinances using conventional, FHA, VA, USDA, and jumbo loans, plus DSCR loans for investment properties. This article was written by our team and reviewed for accuracy as of the date shown.
Coastal Funding Corporation | NMLS 103035 | (843) 212-6200 | www.charlestonmtg.com. Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, and property eligibility. Rates, terms, and programs are subject to change without notice. Market and rate figures cited are third-party data as of the dates shown and are not quotes or offers from Coastal Funding Corporation. Verify our license at NMLS Consumer Access.