Four of the busiest markets, side by side
| Mount Pleasant (29464) | James Island | West Ashley (29414) | Summerville | |
|---|---|---|---|---|
| Homes sold, last 12 months | 940 | 705 | 819 | 5,246 |
| Median sale price (12-month) | $951,250 | $637,500 | $482,500 | $399,069 |
| Median sale price, latest month | $950,000 | $755,000 | $470,000 | $395,000 |
| Homes for sale, latest month | 200 | 172 | 207 | 1450 |
| Months of supply | 2.7 | 3.1 | 2.8 | 3.2 |
| Median days on market | 43 | 40 | 41 | 50 |
| Sold vs. original list price | 95.1% | 95.8% | 97.2% | 96.6% |
Market rows: CHS Regional MLS market statistics, residential, November 2025 to October 2026. The 12-month median is the median of the monthly medians; months of supply is average homes for sale divided by average monthly sales. This table reads the site's live MLS statistics, so it refreshes with each monthly update. The figures in the text below are from the October 2026 update.
Are Charleston home prices still going up?
Barely, and not everywhere. Comparing the 12-month median (the median of each month's median sale price) for November 2025 through October 2026 with the 12 months before it: the MLS city of Charleston is up about 4%, Summerville about 1%, and North Charleston and Goose Creek are flat. Mount Pleasant is down about 1%, Johns Island about 1% and Moncks Corner about 2%.
Isle of Palms is the exception, up about 15%, to a 12-month median near $1.79 million. That's a small market where a few big oceanfront sales move the number, so I read it as "the high end is still selling" more than "every house on the island gained 15%." You can see 25 years of these lines on my home price history page.
Is it a buyer's market or a seller's market?
Still a seller's market in most places, but a mild one. Months of supply (average homes for sale divided by average monthly sales) runs about 2.5 to 2.8 in Mount Pleasant, West Ashley and Daniel Island, about 3 to 3.5 on James Island, Johns Island, Summerville and Goose Creek, and about 4 in Moncks Corner and downtown 29403. Many agents call about six months balanced.
The beaches are different. Folly Beach is at about 6.6 months and Sullivan's Island about 9, and both have homes selling for well under asking: Folly's median sale came in at about 91% of the original list price over the year. If you're buying at the beach, there's room to negotiate.
How close to asking are homes selling?
Over the last 12 months the typical home sold for about 95% to 97% of its original asking price. The tightest markets were Cainhoy and Wando (about 98%), Moncks Corner (about 98%) and West Ashley 29414 (about 97%). The loosest were Folly Beach (about 91%), downtown 29403 and Isle of Palms (both about 93%).
That gap between original price and sale price is mostly homes that started too high and cut. The well-priced ones still go fast: the median monthly days on market was about 40 to 45 in Mount Pleasant, West Ashley, James Island and Daniel Island, and about 50 in Summerville and on Johns Island.
Is inventory going up?
In some places. Comparing homes for sale in October 2026 with November 2025, Summerville went from about 1,360 to 1,450, Mount Pleasant 29466 from about 200 to 240, Daniel Island from about 70 to 100 and Moncks Corner from about 260 to 300. More choice there is good news for buyers.
Other areas got tighter. Johns Island went from about 260 to 220 homes for sale, James Island from about 200 to 170, Goose Creek from about 210 to 180 and Folly Beach from about 70 to under 40. Fewer listings usually means firmer prices next spring.
What happened in October itself?
Single-month numbers bounce a lot, so take these lightly. Johns Island's October median was about $695,000 on 70 sales and James Island's about $755,000 on 50, both up from September. Isle of Palms hit $2.4 million on 25 sales. Sullivan's Island ($7.55 million) and Folly Beach ($960,000) had fewer than 10 sales each, too few to mean much.
October's sales count is also provisional. Late-reported closings usually add to the latest month, so I'll update these figures next month. The full month-by-month breakdown for 23 areas is in my October 2026 market report.
What about mortgage rates?
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026, down from 7.32% the week before and up from 6.17% a year earlier. That extra point is a big reason prices have flattened: on a $500,000 loan it adds roughly $355 a month in principal and interest.
If you're buying, get a lender's quote for your situation instead of relying on the average, and ask about buydowns, especially on new construction, where builders often pay for them.
What this means if you're buying or selling
Sellers: pricing right from the first day matters more than it did in 2021 or 2022. The homes that sell near asking are the ones that start near the market. A real market analysis of your street will tell you more than any countywide median.
Buyers: you have more room than the headlines suggest, especially on homes that have been listed a while, at the beaches and in the areas where inventory grew this year. In the tight markets (Mount Pleasant, West Ashley, Cainhoy and Wando), well-priced homes still get strong offers.
Common questions
What is the median home price in Charleston, SC right now?
It depends a lot on the area. For the 12 months through October 2026, the median of monthly median sale prices was about $625,000 for the MLS city of Charleston, $951,000 in Mount Pleasant 29464, $483,000 in West Ashley 29414, $638,000 on James Island and $399,000 in Summerville.
Are Charleston home prices dropping?
Not much. Most areas are within a few percent of last year, some a little up and some a little down. Mount Pleasant, Johns Island and Moncks Corner are slightly lower; Charleston, Summerville and Isle of Palms are higher.
How long does it take to sell a house in Charleston?
Over the last 12 months, the median monthly days on market was about 40 to 55 in most areas, and longer at the beaches (about 114 on Folly Beach). Well-priced homes often sell much faster than that.
Where do these numbers come from?
CHS Regional MLS market statistics through Flexmls, residential, updated on my site every month. They're medians and averages, not appraisals. See my market hub for every area.
Keep reading
- October 2026 Charleston market report
- Charleston home prices by area, 2026
- 25 years of Charleston home prices
- What's my home worth?
Sources
- Freddie Mac Primary Mortgage Market Survey (week of Oct. 29, 2026)
- CHS Regional MLS market statistics via Flexmls, residential, November 2025 to October 2026 (my October 2026 report)
Published November 3, 2026, last checked November 3, 2026. Fees, prices and road projects change, so confirm the current numbers for any specific home before you buy. More answers