Where are home prices highest around Charleston?
Daniel Island, Isle of Palms and Kiawah Island had the highest median sale prices in 2026, at $1.93M, $1.85M and $1.75M. Isle of Palms was the most expensive by the square foot at $941, which tells you more than the sale price does: a lot of what sells on the islands is condos and villas, so the median home there is smaller. Only 52% to 61% of sales in those three were single-family detached homes, compared with 85% in Summerville.
Off the islands, Mount Pleasant led the large markets at a $895,000 median and $397 a square foot. Homes listed under the MLS city of Charleston came in at $629,000. That "Charleston" is a mailing-address grouping. It covers downtown, West Ashley, James Island and part of Daniel Island and Cainhoy, so it blends very different markets into one number.
Where are home prices lowest within a 30-minute drive of downtown?
Goose Creek and Ladson ($329K each) and North Charleston ($344K) had the lowest medians among areas within about 30 minutes of downtown Charleston. Without traffic, Ladson is about 30 minutes, Goose Creek about 25 minutes and North Charleston about 15 minutes from Marion Square.
Go a little farther and Moncks Corner ($365K), Ravenel ($399K) and Summerville ($400K) also sold below the regional median of $452K. Those are 45, 35 and 35 minutes out without traffic, and more at rush hour. Moncks Corner had the lowest price per square foot in the region at $180.
Where do homes sell fastest?
Daniel Island had the fastest median at 3 days on market, followed by Hanahan (12), Charleston (16) and Kiawah Island (17). The regional median was 24 days.
Read Daniel Island's 3 days with care. It likely reflects new-construction and pre-sold homes, many of which are entered in the MLS at or near the sale, so the clock barely runs. It doesn't mean every home there sells in days.
At the slow end, Folly Beach (67 days) and Edisto Island (41 days) took the longest. Beach and second-home markets often move slower and have fewer buyers at any one time.
Where do buyers negotiate most?
Folly Beach had the most negotiation, with homes selling for a median 93.5% of their original asking price. Seabrook Island (94.9%) and Isle of Palms (95.6%) were next. On a $1.02M home, each point is about $10,300.
The firmest prices were in Daniel Island (100.0%), Ravenel (99.8%) and Moncks Corner (99.3%). In the newer areas, much of what sells is new construction, and builders' prices tend to hold close to list. Region-wide, the median sale came in at 97.8% of the original ask. That compares the sale to the first list price, so it includes any price cuts along the way.
Where is the newest housing?
Ravenel had the newest homes, with a median year built of 2026. That means at least half of what sold there this year was built in 2026 or later. Ridgeville (2025), Huger (2023), Summerville (2023) and Moncks Corner (2023) were close behind, which tracks with how much is being built on the region's outer edges.
The oldest housing stock was on Kiawah Island (1984), Seabrook Island (1985) and Isle of Palms (1986), which were largely built out decades ago. Charleston as an MLS city had a median year of 1998, a mix of historic downtown homes and newer building in West Ashley and on James Island. Johns Island sits at 2019, a sign of how much it has been building.
How to use these numbers
Use them to compare areas, not to price a house. They are medians by mailing city, and a mailing city is not a town limit or a neighborhood. Each area's median moves with what sold: an area where half the sales are condos, or where builders are closing out a new section, will look different from one with mostly older single-family homes.
This isn't an appraisal. If you want to know what your own home is worth, I'll price it from recent sales near you. To see how prices change street by street, use the map below. For the long view, see how Charleston home prices have changed since 2000.