October is one of the best months of the year in the Lowcountry. The humidity finally eases, highs settle into the comfortable upper 70s, and hurricane season is winding down, which makes it the perfect time for oyster roasts, fall festivals and long walks on the beach without the summer crowds. Pink muhly grass is at its peak all around town, sasanqua camellias are starting to bloom, and the sweet scent of tea olive is in the air.
The real estate market usually stays steady in October. Many buyers want to close before the holidays, sellers who list now tend to be motivated, and there’s often more room to negotiate than in the busy spring months.
I’m also continuing to grow my YouTube channel, Living in Charleston SC, with videos to help you get to know the area and what it’s like to live here. If there’s a topic you’d like me to cover, send me a message and let me know!
Tri-County Market
September 2026 Market Snapshot
SEPTEMBER RECAP
CATEGORY
SEPT 2026
Median sold price
$451,000
Closed sales
1,240
Median days on market
30
Sale-to-list price
99.3%
Sales with seller concessions
58%
Typical concession
$10,000
Active listings
4,507
Months of supply
3.6
THE BOTTOM LINE
•
Homes closed at a median of $451,000, at 99.3% of final list price, after a median of 30 days on market.
•
Prices have held steady in the $415,000–$455,000 range over the past year, while inventory slowly climbed to about 3.6 months of supply.
•
Seller concessions appeared in 58% of closed sales, typically around $10,000.
Bottom line: More choices for buyers than a year ago, with real room to negotiate on closing costs or rate buydowns.
Source: local MLS data, Charleston, Berkeley & Dorchester counties, single-family detached and attached homes closed Sept 1–30, 2026. Months of supply = active listings ÷ closed sales.
Area Spotlight
September by the Numbers: Your Local Markets
Summerville carries so much of the region’s new-home construction that I split it into pre-owned resales and new construction. The two behave very differently: new construction is moving faster, but builders are offering concessions more often.
Area
Closed
Median Price
Days on Mkt
Sold / List
% w/ Conc.
Typical Conc.
Mo. Supply
Charleston*
120
$1,036,901
5
99.6%
48%
$10,000
2.6
Goose Creek
60
$331,750
35
100%
75%
$6,000
3.0
Isle of Palms
14
$1,700,000
73
94.4%
7%
$10,000
5.5
James Island
49
$654,365
28
97.9%
49%
$9,000
3.1
Johns Island
58
$597,500
27
98.7%
50%
$7,500
3.8
Ladson
39
$347,000
32
100%
79%
$10,000
2.9
Moncks Corner
76
$371,500
40
100%
86%
$9,500
3.8
Mount Pleasant
137
$900,000
32
98.0%
43%
$7,000
2.9
Ravenel
18
$379,000
24
100%
67%
$9,500
4.6
Ridgeville
10
$496,658
18
99.6%
50%
$10,000
6.4
Summerville – New Construction
176
$414,370
27
100%
73%
$10,000
2.6
Summerville – Pre-Owned
206
$374,500
41
99.4%
61%
$10,000
4.5
West Ashley
83
$505,000
23
98.3%
41%
$10,000
3.8
*Charleston = MLS city “Charleston” (peninsula, Daniel Island, Cainhoy). West Ashley and James Island are shown on their own. Single-family detached and attached homes closed Sept 1–30, 2026; median price and days on market. Typical concession = median among sales with concessions. Isle of Palms, Ridgeville and Ravenel had fewer than 20 sales, so their numbers can swing month to month. Source: local MLS data.
Mortgage Rate Update
Where Rates Stand Now
7.49%
30-Yr Fixed
7.12%
15-Yr Fixed
7.17%
30-Yr FHA
7.19%
30-Yr VA
THE BOTTOM LINE
•
Every major loan type is at its highest point of the past year.
•
The 30-year fixed is up 0.75% in just one month.
Sellers are negotiating: 58% of September sales included concessions, and those dollars can buy down your rate. Let’s talk strategy before you write an offer.
How Strategic Negotiation Turned an “Out-of-Reach” Build into Home
A young couple relocating from Florida came to me as first-time buyers using a VA loan. They needed four bedrooms and had a firm budget of $2,500 a month. They fell in love with one builder’s floor plan, but on paper it was out of reach.
Because new construction is my specialty, I track builder sales cycles closely. Near the end of one, I called the on-site rep, learned they were under pressure to write contracts, and told them I had a qualified couple ready to sign if the numbers worked. Instead of a temporary buy-down that would reset later, I negotiated terms that last:
$50,000
Off the Price
5.25%
Fixed for 30 Years
Under $2,500
Monthly Payment, HOA Included
4 Bedrooms
Brand-New Build
Walking into a sales office alone means standard builder terms. The right agent in your corner can be the difference between walking away and getting the keys.
Around Town
October Events
Live Under the Oaks
Thursdays, Oct 1, 8 & 15 • 6–8 PM
Towne Centre, Mount Pleasant
Free outdoor evening concerts at Towne Centre, just in time for the cooler fall weather.
Low-maintenance villas to spacious two-story homes with double front porches, many backing up to the woods, plus a pool, playground and clubhouse. I toured three floor plans so you can see the finishes and layouts up close.
Take a walk through a two-story home in West Ashley’s Grand Oaks neighborhood, from the gourmet kitchen to the screened porch, and see what this popular price point buys right now.
Luxury New Construction in Mount Pleasant: 4,100 Sq Ft
Five bedrooms, hardwood floors, a gourmet kitchen and a primary suite that feels like a retreat. Come see the craftsmanship in one of Mount Pleasant’s newest high-end homes.
Thinking of Moving to Charleston? Watch This First!
The honest truth about traffic, flooding, and the neighborhood realities most people never hear about before they move. A good one to forward to anyone thinking about relocating!
Clean gutters and downspouts once the oaks and pines start dropping, so fall storms drain away from your foundation.
✓
Hurricane season runs through Nov 30. Keep supplies stocked and review your flood and homeowners policies. New flood policies usually have a 30-day waiting period.
✓
Switch your HVAC to heat, replace the filter and book a fall tune-up before the first cold snap.
✓
Cut back irrigation as temperatures drop. Lawns need far less water in fall.
✓
Clean the dryer vent and schedule a chimney sweep if you’ll use the fireplace.
✓
Test smoke and CO detectors when clocks fall back on Sunday, Nov 1.
Homeowner Watch
Property Taxes
Property tax bills arrive this fall and are due January 15. If you have a mortgage, your taxes are usually paid from your escrow account, so there’s nothing extra to pay. It’s still worth a look at the bill: if you live in the home, make sure it shows the 4% owner-occupied rate, not 6%. If it doesn’t, you may need to apply for the legal residence exemption.
Age 65 or older? South Carolina’s homestead exemption takes the first $50,000 of your home’s value off your property tax bill, and for the 2026 tax year the state temporarily raised it to $75,000. It also applies if you’re totally and permanently disabled or legally blind. If you haven’t applied yet, contact your county auditor’s office.
Moncks Corner, SC
Community Spotlight
Upright Towing and Recovery
Since 2014, Upright Towing and Recovery has been helping the Lowcountry out of tight spots, from towing and recovery to moving the heavy stuff: machinery, equipment, lumber and vehicles. Whether it’s across the county or across the country, they get it there. This locally owned Moncks Corner company is run by my client Tricia Peagler, and it’s exactly the kind of hardworking small business that keeps the Lowcountry running. If you or your business need something towed or moved safely, give Tricia a call.
Online estimates often miss what makes your home special. I’ll put together a free, no-obligation home value report based on real recent sales in your neighborhood.
