The Charleston & Summerville market is shifting. Here’s what buyers and sellers need to know to stay ahead.

If you're thinking about buying or selling a home in the Charleston or Summerville area, you're probably wondering:
Who really has the upper hand in today’s market? For years, sellers held all the cards. Homes were flying off the market, bidding wars were the norm, and buyers had to bend over backwards to win a deal. But things are starting to change. And while it’s not a full-blown buyer’s market yet, the landscape is definitely shifting.

What’s Happening?

Nationally, inventory is rising. Homes are sitting longer. Sellers are cutting prices and even offering incentives. We’re seeing more homes with price reductions, and days on market are stretching out past pre-pandemic levels in some areas. In fact, May was the first time active listings topped 1 million since 2019.

For buyers, that means more options, more time to decide, and most importantly, more negotiating power.

That doesn’t mean sellers are suddenly out of luck. In many parts of the Lowcountry, especially in desirable neighborhoods and popular price ranges, homes are still moving quickly if they’re priced well and show-ready. But the days of slapping any number on a house and watching it sell overnight? Those are fading fast.

So, is it a buyer’s market?

Technically, not yet. But we’re getting close. Some price points are starting to favor buyers, and in others, sellers still have the edge. It's more of a transition period than a clear-cut shift.

I’ve personally seen this play out in our local market. Buyers are making offers and getting them accepted. Sellers are being more flexible, whether it’s with price, timing, or concessions. It’s not about panic, it’s about positioning. The most successful clients on either side are the ones adjusting to today’s conditions rather than holding onto what worked two years ago.

What This Means for Buyers:

If you’re in the market, now’s the time to start paying close attention. Homes that have been sitting for a while? Those are your opportunity.

Sellers are more open to negotiation, and you're likely to regain things like appraisal and inspection contingencies that were often waived during the peak frenzy. Just be smart, get pre-approved, and know what similar homes have sold for before making an offer.

And for Sellers:

Don’t worry — this is still a great time to sell. But strategy matters. You’ll need to price right, prep your home well, and stay flexible if you want to stand out. The homes that are selling quickest are the ones that are clean, well-staged, and listed at a fair price from the jump.

The Bottom Line:

We’re in a balancing act. The Charleston and Summerville markets are cooling slightly, but we’re not seeing a full reversal. Whether you’re buying, selling, or just waiting to make your move, the best thing you can do right now is to stay informed, stay flexible, and most importantly, go local. National headlines are helpful, but real estate is always about what’s happening in your neighborhood, not someone else’s.

Have questions about your specific price point or area? I’m happy to walk you through what’s happening right here in the Lowcountry and how to make the most of it.

-Roni

Article sourced from Realtor.com