2026 Charleston Market Update

Michelle Rosato January 31, 2026

If 2025 was defined by everyone sitting on their hands, 2026 is shaping up to be the Year of Opportunity. We are finally moving away from high-rate stagnation toward a more fluid market. With the Federal Reserve signaling cuts and our local job market staying bulletproof, that famous "lock-in effect" is finally beginning to thaw.

For buyers who have been sidelined, the window to negotiate is open right now. But don't expect it to stay that way—as rates dip, the competition (and prices) will inevitably ramp back up.

The "Sticker Shock" Reality

I see it every week when I’m touring out-of-town buyers: The Value Gap. Many people arrive expecting their budget to go a lot further than it actually does, especially in "Golden Triangle" areas like Mount Pleasant, Daniel Island, and the Peninsula. It usually leads to a blunt reality check: either recalibrate the "must-have" list or aggressively stretch the budget to get the lifestyle they moved here for. The question I get most often? "What is everyone here doing for a living to afford this?"

The Economic Engine: Why Charleston Defies the Curve

Charleston isn't just a tourism town anymore; we’ve evolved into a global industrial hub. We are currently a top metro for job growth in the U.S., backed by industries that don't care about national headlines:

Manufacturing Giants: We’re a "Big Three" town for aerospace and automotive. Boeing, Volvo, and Mercedes-Benz provide a high-wage floor that stabilizes our entire region.
The Shipbuilding Boom: The big news for 2026 is the expansion of the defense sector. Keel (formerly Pegasus Steel) is pouring $67M into their Yonges Island shipyard, and HII (Newport News Shipbuilding) has officially planted its flag here. This is bringing hundreds of high-paying nuclear-standard trades and engineering jobs to the Lowcountry.
Healthcare & Tech: MUSC and Roper St. Francis remain massive, stable employers. Meanwhile, our "Silicon Harbor" tech scene continues to draw remote professionals who are bringing West Coast and NYC salaries into our local market.
The Port & Military: Between a top-10 U.S. container port and the consistent presence of the Air Force and Coast Guard, we have a built-in "safety net" of federal spending and steady relocation.

New Construction: Your Best Leverage

One of the most important stats from the past year: 34% of our market share was in new construction. Because resale inventory stayed so tight, builders stepped up.

In 2026, I expect this to be the primary driver of sales. Builders are offering aggressive rate buy-downs and incentives that a traditional homeowner simply can't match. If you want a lower monthly payment, looking at new builds is often the smartest move right now.

Area	Median Sales Price	Year-over-Year	Avg. Days on Market
Charleston (Metro)	$578,667	+2.4%	52 Days
Downtown Charleston	$1,257,500	+4.8%	68 Days
Lower Mount Pleasant	$986,000	+11.4%	45 Days
Upper Mount Pleasant	$880,000	+3.2%	58 Days
Daniel Island	$1,635,000	+1.2%	62 Days
West Ashley	$513,783	+6.0%	42 Days
North Charleston	$345,000	+5.2%	38 Days

Market Note: That 11.4% jump in Lower Mount Pleasant is exactly why buyers feel the "squeeze." While the overall metro looks attainable, the most desirable pockets are still appreciating much faster than the average.

As always, I’m here for you and your referrals. Let’s capitalize on this year of opportunity!

Best,

Michelle