Christopher Louviere - Charleston SC Realtor

08/11/2026

📊 Charleston Real Estate Market Update | Year-to-Date Through July 2026

If you’ve been following the national headlines, you might think the housing market has slowed to a crawl.

Here in the Charleston area, the data tells a much more balanced story.

While today’s market isn’t moving at the record-breaking pace we experienced during the pandemic, it’s actually having a stronger year than many people realize.

🏡 Residential sales are up 5% compared to this point last year, with more than 10,300 homes sold across the Charleston MLS.

💰 The median sales price has increased 2.4%, reaching just over $452,000.

Even more impressive…

If we look only at single-family detached homes, the median sales price has climbed 9%, from approximately $448,000 to $488,000. That’s a much stronger indicator of our traditional housing market.

📍Several areas are seeing especially strong activity this year, including:
• West Ashley (Area 13)
• Johns Island
• Mount Pleasant South
• Downtown Charleston
• Summerville
• Daniel Island
• Wando/Cainhoy

On the other hand, a few Berkeley County areas have seen fewer transactions than last year. Many of these communities have been driven by new construction over the past several years, so a slowdown there is likely more reflective of changing inventory than weakening demand.

📉 July did see about 15% fewer closings than June, but that’s actually a fairly normal seasonal trend. Historically, transaction volume tends to taper off as we move toward the fall and winter months.

🏠 Inventory has increased to 3.2 months, giving buyers more options than they’ve had in recent years. Even so, 27 of our 32 MLS areas still have less than five months of inventory, meaning most of the Charleston region continues to favor sellers.

My biggest takeaway?

The Charleston market isn’t crashing.

It isn’t experiencing another pandemic-style frenzy either.

Instead, we’re seeing something much healthier.

✅ Buyers have more choices.
✅ Sellers are still seeing appreciation.
✅ Sales are higher than they were this time last year.
✅ The market is steadily returning to a more balanced, sustainable pace.

Sometimes it doesn’t feel that way because many of us naturally compare today’s market to the extraordinary years of 2020-2022. The reality is that compared to the past two years, 2026 is shaping up to be a stronger year for Charleston real estate.

If you’re curious about what’s happening specifically in your neighborhood or what your home might be worth in today’s market, I’d be happy to help. As always, there’s never any obligation.

08/07/2026

🏡 CHARLESTON AREA REAL ESTATE MARKET UPDATE | AUGUST 7, 2026

🚨 The biggest surprise this week?

Last October, there were 940 new construction homes under contract across the Charleston area.

Today, there are just 164.

That’s a drop from 40% of all pending homes to just 11% of the market.

If that trend continues, it could have long-term implications for buyers, sellers, and investors alike.

Now let’s dive into this week’s numbers…

We had another pretty solid week of buyer activity across the Charleston market.

As expected, activity has come down from the stronger spring and early summer months. That’s a normal seasonal pattern as we move toward the end of the year. What I find encouraging is that 2026 continues to hold up pretty well compared with the last couple of years.

This week, 262 residential properties went under contract across the Charleston-area market. That’s compared with 214 during the comparable week in 2025 and 253 in 2024. Year-to-date, we’ve had 9,601 properties go under contract, compared with 8,968 at this point last year and 9,363 in 2024.

So while this is certainly not the frenzied market we experienced a few years ago, buyers are still buying.

📊 This Week at a Glance
• 262 residential properties under contract
• 203 single-family homes
• Median list price: $515,000
• Median price per square foot: $252
• Median cumulative days on market: 41 days
• 46 homes listed over $1 million
• 12 homes listed over $2 million
• 5 homes listed over $3 million
• 50 condos and townhomes also went under contract

📍 Around the Lowcountry
• James Island: 7 homes (Median $600K)
• Johns Island: 15 homes (Median $610K)
• West Ashley: 19 homes (Median $550K)
• North Charleston: 17 homes (Median $325K)
• Mount Pleasant: 33 homes (Median $1.2M), with 19 over $1 million
• Charleston Peninsula: 6 homes (Median $1.1M)
• Summerville/Ladson: 35 homes (Median $375K)
• Hanahan/Goose Creek/Moncks Corner: 57 homes (Median $415K), including 14 in Cane Bay

🏗️ Let’s Talk New Construction

This is the trend I’m watching most closely.

On October 14, 2025, there were 2,340 homes under contract, and 940 of them were new construction.

Today, there are 1,464 homes under contract, and only 164 are new construction.

That’s a remarkable shift.

It’s happening throughout much of our region, especially in some of our fastest-growing communities where builders have significantly fewer homes in the pipeline than they did just 10 months ago.

Meanwhile, short sales and foreclosures remain almost nonexistent, making up less than 2% of the homes currently under contract.

So what does this mean?

Maybe higher interest rates slowed buyer demand.

Maybe builders pulled back because demand softened.

Maybe it’s a little of both.

Either way, the numbers are the numbers. We have substantially fewer homes under contract than we did last fall, and a dramatically smaller percentage of those are new construction.

💡 What does this mean for you?

🏠 Buyers: You have more negotiating power than you did a few years ago, but don’t mistake a balanced market for a slow one. More than 200 single-family homes went under contract this week alone.

🏡 Sellers: Buyers are still out there, but they’re more selective. Proper pricing, preparation, and marketing matter more than ever.

📈 Investors: If new construction continues to slow while our region keeps growing, today’s numbers could eventually translate into tighter inventory and increased demand for existing homes.

One of the reasons I enjoy sharing these updates is because there isn’t one simple answer to the question, “How’s the market?”

A $375,000 home in Summerville is operating in a very different market than a $1.5 million home in Mount Pleasant, a downtown condo, or a new construction home in Berkeley County.

Real estate is hyperlocal.

If you’re thinking about buying, selling, investing, or you’re simply curious about what’s happening in your neighborhood, I’d love to help you make sense of the numbers.

📲 Feel free to reach out anytime!

06/01/2026

🏡 JUST LISTED IN CAROLINA BAY 🏡

Some homes simply feel right the moment you walk through the door.

Welcome to 3134 Gallberry Street in the highly sought-after Richfield Plantation section of Carolina Bay. This beautifully maintained home combines the convenience of main-level living with the flexibility of a spacious upstairs bonus room, creating a floorplan that adapts to your lifestyle.

Inside, you’ll find soaring ceilings, warm hardwood floors, abundant natural light, and an open-concept design that makes everyday living and entertaining effortless. The spacious kitchen flows seamlessly into the living and dining areas, while the private primary suite offers a relaxing retreat at the end of the day.

Step outside to enjoy your screened porch overlooking a fully fenced backyard—perfect for morning coffee, weekend cookouts, pets, or simply enjoying the Lowcountry outdoors.

And when you’re ready to explore, Carolina Bay offers some of the best amenities in West Ashley, including pools, walking trails, playgrounds, a dog park, clubhouse, and community gathering spaces.

✔ 3 Bedrooms
✔ 2 Bathrooms
✔ 1,922 Sq Ft
✔ Bonus Loft/Flex Space
✔ Brand-New Roof (2026)
✔ Screened Porch
✔ Fenced Backyard
✔ Carolina Bay Amenities

Located just minutes from downtown Charleston, area beaches, shopping, dining, and I-526.

📩 Message me for more information or to schedule your private showing.

04/10/2026

Just listed in Nexton’s North Creek Village!

Built in 2023, this move-in ready home offers 3 bedrooms, 2.5 bathrooms, and nearly 2,000 square feet of comfortable living space. The open floor plan features a beautiful kitchen with white cabinetry, stainless appliances, subway tile backsplash, farmhouse sink, and a large island perfect for gathering.

Additional highlights include a dedicated office, upstairs loft, spacious primary suite with soaking tub and tiled shower, screened porch, and fully fenced backyard with a peaceful tree-lined backdrop.

Residents enjoy access to a community pool, clubhouse, park, plus convenient proximity to shopping, dining, and grocery options.

Message for details or to schedule a showing.

https://www.southernrealestatecharleston.com/property/26009749/

03/25/2026

Just Listed in Ashborough East 📍 Summerville SC

5 🛏 | 3 🛁 | 2,844 sq ft | .70 acre lot

✔ Gourmet kitchen with granite & double ovens
✔ Coffered ceilings in formal living & dining
✔ Skylights & stone fireplace
✔ Sunroom overlooking backyard
✔ Main-level flex bedroom or office
✔ Fully fenced backyard with privacy fence 🌿
✔ Impact-resistant hurricane windows
✔ Hurricane-rated garage doors
✔ New roof being installed March 30th

Located in desirable Ashborough East with pool, tennis courts, playgrounds & community green space.

DM for details or showing info!

03/13/2026

Charleston Market Pulse – Week of Mar 6–12

The Charleston real estate market picked up speed this week.

338 homes went under contract, up from 322 the previous week.

Of those:

• 252 were single-family homes
• Median price $495K
• Median $268 per sq ft
• 44 homes sold over $1M

Luxury activity remains strong, especially in Mount Pleasant where 18 of the 30 homes under contract were over $1M.

The attached market also saw a jump with 76 condos and townhomes going under contract.

What this suggests right now:

• Buyer activity is increasing as we move into spring
• Luxury demand continues to hold steady
• The core market remains centered around the $400K–$550K range

Charleston’s market isn’t slowing. It’s just evolving.

Christopher Louviere
Southern Real Estate

03/06/2026

Charleston Market Pulse. Week of Feb 27 – Mar 5

322 homes went under contract across the Charleston region this week.

255 of those were single-family homes with a median list price of $468K and $256 per square foot. Even more interesting, 50 homes went under contract over $1M, showing the luxury market continues to carry a lot of momentum.

Mount Pleasant alone accounted for 31 contracts, with 17 over $1M.

Meanwhile, 56 condos and townhomes also went under contract across the region.

What this tells us right now:

• Buyers are still very active despite interest rates
• Luxury demand remains strong
• Most activity is concentrated in the $350K–$550K range

Charleston’s housing market is still moving. Just a little more selectively than it did a couple of years ago.

If you’re thinking about buying, selling, or investing in the Charleston area, understanding these trends makes all the difference.

Christopher Louviere
Southern Real Estate

11/07/2025

Welcome to 142 Ponderosa Drive in Ladson — a fully renovated 3-bedroom, 2-bath brick home with timeless charm and a modern touch. The open-concept living area features vaulted ceilings, engineered hardwood floors, and a bright kitchen with white shaker cabinets, butcher block counters, and stainless steel appliances.

Step outside to a private fenced yard with a patio, firepit area, and mature trees — perfect for weekend gatherings or quiet evenings at home.

Located in one of Ladson’s most established neighborhoods, you’ll love the convenient access to Summerville schools, shopping, and major employers.

📍 Listed by Southern Real Estate
🔗 https://www.flexmls.com/share/D2ecn/142-Ponderosa-Drive-Ladson-SC-29456
🏡 Schedule your private tour today!

11/06/2025

Just Listed in Pine Forest Country Club
303 Kilarney Road | 3 Bed | 3 Bath | Bonus Room
This beautiful home features vaulted ceilings, hardwood floors, a gourmet kitchen, and a primary suite on the main floor. Enjoy the screened porch, built-in firepit, and elegant uplighting.
Located in the DD2 school district and minutes from downtown Summerville.
Take a tour: https://www.flexmls.com/share/D2Gzc/303-Kilarney-Road-Summerville-SC-29483

10/29/2025

🏡 JUST LISTED in Ladson! 🏡
✨ 142 Ponderosa Drive ✨

This beautifully renovated 3 bed / 2 bath brick ranch blends timeless charm with modern upgrades — and it’s move-in ready!

✅ Brand new roof
✅ Vaulted ceilings + engineered hardwood floors
✅ Butcher block countertops + penny round backsplash
✅ Updated baths with custom tile
✅ Bonus finished room over the garage (FROG)
✅ Concrete patio, firepit, and fenced yard
✅ Spacious laundry + 1-car garage
✅ New windows + 2017 HVAC
✅ Motivated seller!

💫 All tucked in a quiet, established neighborhood just minutes from Summerville, I-26, and Charleston.

📲 View the full listing + photos here: https://www.flexmls.com/share/Czzyk/142-Ponderosa-Drive-Ladson-SC-29456
🔑 Ready to tour? Message me!

Welcome to 142 Ponderosa Drive � a thoughtfully renovated 3-bedroom, 2-bath brick ranch in one of Ladson's most established neighborhoods. With timeless curb appeal, a .24-acre fenced lot, and an open-concept interior filled with light, this home strikes the perfect balance between classic comfort...