The U.S. housing market is experiencing its strongest buyer’s market on record, with 57.9% more sellers than buyers in August. Listings rose 3.9% while buyers increased only 0.1%, shifting negotiating power to buyers. Despite this, high mortgage rates near 6.7%-6.9% and elevated home prices limit affordability. Some Sun Belt cities have over twice as many sellers as buyers. Inventory is at its highest since 2020, while sales decline.
As someone who has seen the Charleston area evolve over decades, I keep a close eye on trends shaping our local market. The latest update from the NAHB highlights a key development: credit conditions for residential land and construction loans have now tightened for the 18th consecutive quarter. Builders are facing more personal guarantees, with interest rates rising for land loans—though there’s a slight dip in rates for single-family construction. Initial points are also on the rise across the board. For those of us with deep roots in real estate and a long-standing commitment to understanding these shifts, it’s a reminder of how important it is to stay informed and adaptable. These changes can have a real impact on project planning and investment strategy, so it’s crucial to stay ahead of the curve.
Having called Charleston home since 1987, I've witnessed firsthand how our city continues to capture the imagination of buyers from beyond the metro. In fact, about 77% of page views for newly built homes here have come from those outside Charleston—a testament to our area's growing appeal. This influx isn’t just a recent trend; Charleston consistently ranks among the metros where new construction draws the strongest interest from relocating buyers, according to recent listing data. What’s driving this attention? Builders here have been smart—offering competitively priced new homes, often at or below the national median, and rolling out incentives like assistance with closing costs and interest-rate buydowns. These practical advantages have made new construction accessible even for buyers who hadn’t initially considered building from the ground up. With decades of experience guiding clients through Charleston’s real estate landscape, I’ve seen how these builder incentives truly make a difference for those seeking both value and a fresh start in our vibrant community.
The first day of autumn is the perfect reminder to prepare your Summerville home for a beautiful, comfortable season. From refreshing curb appeal and maintaining your HVAC system to showcasing cozy interiors and the charm of local neighborhoods, small updates can make a memorable difference. With recent Summerville residential activity showing a median sale price of $381,747 and four months of supply, thoughtful presentation remains important for sellers. Buyers can also use the season to clarify priorities and explore available opportunities. Ready to make a move? Connect for personalized local guidance.
Having watched the Charleston market evolve since the late 1980s, I've seen plenty of housing cycles—but this current stretch is unique. In Q2 2026, US home prices continued their upward climb on paper, but when you look beneath the surface, the story shifts. One federal index actually held flat month-over-month from mid- to late Q2, even after adjusting for seasonality. Nationally, home values showed about 1.5% annual appreciation in late Q2, up modestly from 1% earlier in the quarter, but still lagging behind inflation, which hovered near 3.5%. That means, for the 13th month in a row, real home values—what your dollar actually gets you—have slipped after inflation. The silver lining? Lower inflation and steadier nominal gains have slowed the pace of that erosion. Since early 2012, one federal measure has logged positive annual appreciation each quarter, underscoring the long-term resilience of home prices, even when inflation applies pressure. As we turn the corner into the second half of the year, affordability remains front and center. Typical monthly payments on existing single-family homes have risen again, putting more strain on first-time buyers trying to step into the market. Decades in this business have shown me: resilience is key, but so is understanding what numbers really mean for your plans and your wallet.
The South Carolina housing market continues to show steady growth—something I've seen firsthand over my years here in Charleston and Summerville. For 2026, the median home price is up 2.8% to $359,873. Home sales have also increased by 3.6%, while the median days on market now stand at 77. It's interesting to note that fewer homes are selling above list price, and we've nearly doubled the number of price drops compared to last year. Unsurprisingly, our beautiful coastal areas are leading the way with the highest price gains. Having been part of this community and industry for decades, I always keep an eye on these shifts and what they might mean for those making real estate decisions in our region.
The Summerville-area real estate market offers opportunities—but the numbers vary significantly by location. Recent data shows 213 closed sales in Greater Summerville with a $425,000 median price and 666 homes in inventory. Goose Creek/Moncks Corner recorded 302 sales at $409,715, while Berkeley County led with 410 sales and 1,205 available homes. Dorchester County posted a $422,700 median price, and Charleston County remained the highest-priced market at $732,500. With homes spending roughly 40–50 days on market, buyers have time to compare options, while sellers need accurate pricing and strong presentation. Contact a local Summerville real estate professional for tailored guidance.
