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As the Charleston, South Carolina Metropolitan Statistical Area (MSA) approaches the close of 2025, the residential real estate market is navigating a complex period of recalibration. Following the unprecedented velocity of the post-pandemic years—characterized by frantic bidding wars, historic inventory lows, and double-digit appreciation—the market in late 2025 has settled into a phase of distinct stabilization. This new paradigm is defined by a return to seasonal norms, a bifurcation of sub-market performance, and a fundamental shift in the power dynamic between buyers and sellers.
The broader economic landscape of the Lowcountry remains robust, shielding the region from the sharper corrections observed in other national markets. However, the "easy" transactions of the previous cycle have evaporated. Real estate professionals operating in this environment face a dual challenge: navigating a tightening regulatory environment regarding short-term rentals and insurance costs, and adapting to a media landscape where mobile-first, vertical video consumption has rendered traditional marketing methodologies obsolete.
The data indicates that while the aggregate market is healthy, with median home prices showing resilience, the underlying mechanics have changed. Inventory levels have rebounded significantly, days on market have extended, and affordability pressures have reshaped migration patterns away from the coastal core toward the industrial-adjacent inland suburbs. This report provides an exhaustive analysis of these trends, grounded in late-2025 data, and offers a strategic blueprint for agents to leverage VidFlipper and vertical video technologies to capture market share in a digital-native era.
The resilience of the Charleston housing market is inextricably linked to a diversified economic base that has evolved beyond tourism to encompass advanced manufacturing, global logistics, and a burgeoning technology sector. Unlike purely recreational markets, Charleston’s housing demand is underpinned by permanent, high-wage job creation.
The South Carolina Ports Authority (SC Ports) continues to serve as the primary economic engine for the region, creating a multiplier effect that drives demand for workforce housing and industrial real estate. Despite global trade constrictions felt across the industry in late 2025, SC Ports ended the first quarter of fiscal year 2026 with steady container volumes, handling 212,363 TEUs in September 2025 alone.
Infrastructure Investment and Capacity:
The strategic foresight of the SC Ports Authority is evident in the sustained capital investment in infrastructure. The opening of the Hugh Leatherman Terminal, the first greenfield container terminal in the U.S. since 2009, coupled with the harbor deepening project that achieved a 52-foot depth, has positioned Charleston as the deepest harbor on the East Coast.2 This depth capability allows the port to accommodate neo-Panamax vessels, ensuring long-term competitiveness in global logistics.
Further bolstering this capacity is the expansion of intermodal capabilities. Inland Port Greer, for example, recorded an 18% year-over-year increase in rail moves in late 2025, while Inland Port Dillon saw a staggering 275% increase over the previous September. These figures indicate not just port activity, but a robust statewide logistics network that feeds back into the Charleston hub.
Real Estate Implications:
The expansion of port activities has a direct causal relationship with real estate absorption in North Charleston and the I-26 corridor.
The "Industrial Boom" in the western suburbs of Charleston continues to reshape the residential landscape of Dorchester and Berkeley counties. The automotive sector, anchored by Volvo Cars and Mercedes-Benz Vans, has transformed bedroom communities into primary employment centers.
Volvo Cars' Strategic Expansion:
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Volvo Cars has invested over $1.3 billion into its Ridgeville plant, solidifying its commitment to the region. By late 2025, the facility is producing the fully electric Volvo EX90 SUV and the Polestar 3.5 Crucially, in response to tariff environments and the need to optimize logistics, Volvo confirmed that it will introduce the best-selling XC60 mid-size SUV to the South Carolina production line starting in late 2026.5
Workforce and Housing Impact:
The Ridgeville plant currently employs over 2,000 South Carolinians and has an installed capacity of 150,000 cars per year.5 The addition of the XC60 and XC90 lines aims to utilize this full capacity, necessitating a sustained workforce expansion.6
Charleston’s technology sector has matured from a fledgling startup scene into a legitimate economic pillar, earning the moniker "Silicon Harbor." As of late 2025, the region is home to over 1,100 tech companies, with the sector projected to grow by 20% by 2026.
Salary Disparity and Buying Power:
The tech sector provides a critical injection of high-wage employment into the local economy. The average salary in the local tech sector exceeds $123,000, which is substantially higher than the regional median.10 This disparity creates a specific tier of qualified buyers capable of absorbing inventory in the $600,000+ price brackets, particularly in lifestyle-centric neighborhoods.
Demographic Influx:
The region has become a "landing spot" for tech talent migrating from high-cost metros like Silicon Valley and New York.11 These "weary city dwellers" are drawn by the quality of life, lower cost of living relative to their origin markets, and the mature startup ecosystem.12
South Carolina remains a premier destination for domestic migration. In 2025, the state was ranked the top destination for inbound moves, marking its sixth consecutive year at the top of moving trend lists.
Inbound vs. Outbound:
Data from moving platforms indicates that for every outbound move from Myrtle Beach, there were 2.41 inbound moves, a trend mirrored in the Charleston MSA.15 The Charleston metro population is growing at approximately 3 times the national average, with projections estimating a rise above 850,000.8
The residential market has transitioned from a severe seller's market to a "mild" seller's market or a balanced market, depending on the price point and location. The frenetic energy of the pandemic era has dissipated, replaced by a more rational, data-driven transaction environment.
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The most defining characteristic of the late 2025 market is the surge in inventory. Active listings in the Charleston metro area have increased by approximately 36% year-over-year. While inventory levels have not yet returned to the pre-pandemic norms of 2019 (when listings hovered around 5,270), the trend line is unmistakably upward.
Days on Market (DOM):
The increase in supply has naturally led to an elongation of sales cycles. The median days on market has drifted upward, stabilizing between 51 and 60 days in late 2025.19 This is a critical metric for agents to manage; properties are no longer selling over a single weekend. The "tuning out" phenomenon, where buyers ignore listings that sit stale, has become a real risk, necessitating better marketing strategies.21
New Construction Saturation:
New construction has stepped in to fill the supply gap, particularly in the inland counties. In 2024-2025, new homes represented roughly 33% of the total market, but this figure spikes to 50% in Berkeley County and 48% in Dorchester County.8 Builders are aggressively using rate buydowns and closing cost concessions to move this inventory, creating stiff competition for resale sellers who often cannot match these financial incentives.
Price growth has decelerated rapidly, signaling a plateau rather than a crash. Zillow data indicates a flat 0.0% year-over-year change in home values, with the average value hovering around $578,602. However, median listing prices have trended down by 10.6% year-over-year to $625,000.
The Pricing Gap:
This divergence between list prices and sold prices suggests a lag in seller psychology. Many sellers are still pricing based on 2022 expectations, forcing a market correction in real-time.
The multifamily sector provides a leading indicator for housing demand. After a subdued performance in 2024 due to a wave of supply deliveries that pushed occupancy down to 92.0%, the rental market is stabilizing.
The Charleston market is highly segmented. The following table summarizes the performance and outlook for key sub-markets in late 2025:
| Sub-Market | Market Phase | Primary Driver | Outlook |
| Summerville / Dorchester | Growth | Industrial expansion (Volvo/Mercedes), Affordability, New Construction availability. | Bullish. Strongest demand from workforce and families. |
| North Charleston | Emerging | Port proximity, Park Circle gentrification, Rental demand. | Bullish. High investor interest; leads metro in rent growth. |
| Mount Pleasant | Stabilized | Top-tier schools, proximity to beaches and downtown. | Stable. High entry price ($700k+) limits buyer pool; low inventory protects values. |
| Downtown (Peninsula) | Historic | Scarcity, Lifestyle, Tech wealth. | Stable/Hold. Strict preservation and flood insurance costs limit velocity. |
| West Ashley | Transition | Redevelopment, Proximity to Peninsula without the price tag. | Moderate Growth. Attracting spillover from Mt. Pleasant/Downtown. |
| Barrier Islands (Folly/IOP) | Cooling | Second-home demand, Tourism. | Bearish/Caution. Impacted heavily by insurance costs and STR regulations. |
In 2025 and 2026, real estate transactions in Charleston are increasingly defined by external risk factors—specifically, flood insurance volatility and municipal regulations on short-term rentals. These factors have become primary determinants of property value and liquidity.
The implementation of FEMA’s Risk Rating 2.0 has fundamentally altered the economics of coastal ownership. Premiums are no longer determined solely by flood zone maps but by individual property characteristics, including elevation, replacement cost, and flood frequency.
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Economic Impact:
Homeowners in low-lying areas, particularly on the Peninsula and barrier islands, have seen premiums surge. Rates that were historically around $800 annually have jumped to $1,500 or significantly higher for non-elevated properties.26 While South Carolina’s average insurance costs remain lower than Florida’s, the localized impact in flood-prone zones is severe.27
Market Behavior:
The regulatory landscape for short-term rentals has become a patchwork of restrictive ordinances, significantly dampening investor demand for "Airbnb" properties.
Folly Beach has been at the epicenter of the STR debate. Following a contentious period involving moratoriums, a public referendum was held in February 2023 which approved a cap on investment short-term rentals (ISTR).
Isle of Palms has implemented rigorous enforcement of livability ordinances.
In the City of Charleston (Peninsula), whole-home short-term rentals are effectively banned in residential zones.
At the state level, South Carolina introduced Bill 442 in the 2025-2026 session. This legislation clarifies the definitions of STRs and explicitly empowers municipalities to enforce registration and permitting systems. This signals that state-level preemption to overturn local bans is unlikely, reinforcing the permanence of local restrictions.
As the Charleston, South Carolina Metropolitan Statistical Area (MSA) approaches the close of 2025, the residential real estate market is navigating a complex period of recalibration. Following the unprecedented velocity of the post-pandemic years—characterized by frantic bidding wars, historic inventory lows, and double-digit appreciation—the market in late 2025 has settled into a phase of distinct stabilization. This new paradigm is defined by a return to seasonal norms, a bifurcation of sub-market performance, and a fundamental shift in the power dynamic between buyers and sellers.
The broader economic landscape of the Lowcountry remains robust, shielding the region from the sharper corrections observed in other national markets. However, the "easy" transactions of the previous cycle have evaporated. Real estate professionals operating in this environment face a dual challenge: navigating a tightening regulatory environment regarding short-term rentals and insurance costs, and adapting to a media landscape where mobile-first, vertical video consumption has rendered traditional marketing methodologies obsolete.
The data indicates that while the aggregate market is healthy, with median home prices showing resilience, the underlying mechanics have changed. Inventory levels have rebounded significantly, days on market have extended, and affordability pressures have reshaped migration patterns away from the coastal core toward the industrial-adjacent inland suburbs. This report provides an exhaustive analysis of these trends, grounded in late-2025 data, and offers a strategic blueprint for agents to leverage VidFlipper and vertical video technologies to capture market share in a digital-native era.
The resilience of the Charleston housing market is inextricably linked to a diversified economic base that has evolved beyond tourism to encompass advanced manufacturing, global logistics, and a burgeoning technology sector. Unlike purely recreational markets, Charleston’s housing demand is underpinned by permanent, high-wage job creation.
Don't just read about the Charleston County market—act on it. Turn this data into a video update for your clients in 60 seconds.
Generate Charleston County Video Free** First-time signups receive a free credit to generate one video.
The South Carolina Ports Authority (SC Ports) continues to serve as the primary economic engine for the region, creating a multiplier effect that drives demand for workforce housing and industrial real estate. Despite global trade constrictions felt across the industry in late 2025, SC Ports ended the first quarter of fiscal year 2026 with steady container volumes, handling 212,363 TEUs in September 2025 alone.
Infrastructure Investment and Capacity:
The strategic foresight of the SC Ports Authority is evident in the sustained capital investment in infrastructure. The opening of the Hugh Leatherman Terminal, the first greenfield container terminal in the U.S. since 2009, coupled with the harbor deepening project that achieved a 52-foot depth, has positioned Charleston as the deepest harbor on the East Coast.2 This depth capability allows the port to accommodate neo-Panamax vessels, ensuring long-term competitiveness in global logistics.
Further bolstering this capacity is the expansion of intermodal capabilities. Inland Port Greer, for example, recorded an 18% year-over-year increase in rail moves in late 2025, while Inland Port Dillon saw a staggering 275% increase over the previous September. These figures indicate not just port activity, but a robust statewide logistics network that feeds back into the Charleston hub.
Real Estate Implications:
The expansion of port activities has a direct causal relationship with real estate absorption in North Charleston and the I-26 corridor.
The "Industrial Boom" in the western suburbs of Charleston continues to reshape the residential landscape of Dorchester and Berkeley counties. The automotive sector, anchored by Volvo Cars and Mercedes-Benz Vans, has transformed bedroom communities into primary employment centers.
Volvo Cars' Strategic Expansion:
Volvo Cars has invested over $1.3 billion into its Ridgeville plant, solidifying its commitment to the region. By late 2025, the facility is producing the fully electric Volvo EX90 SUV and the Polestar 3.5 Crucially, in response to tariff environments and the need to optimize logistics, Volvo confirmed that it will introduce the best-selling XC60 mid-size SUV to the South Carolina production line starting in late 2026.5
Workforce and Housing Impact:
The Ridgeville plant currently employs over 2,000 South Carolinians and has an installed capacity of 150,000 cars per year.5 The addition of the XC60 and XC90 lines aims to utilize this full capacity, necessitating a sustained workforce expansion.6
Charleston’s technology sector has matured from a fledgling startup scene into a legitimate economic pillar, earning the moniker "Silicon Harbor." As of late 2025, the region is home to over 1,100 tech companies, with the sector projected to grow by 20% by 2026.
Don't just read about the Charleston County market—act on it. Turn this data into a video update for your clients in 60 seconds.
Generate Charleston County Video Free** First-time signups receive a free credit to generate one video.
Salary Disparity and Buying Power:
The tech sector provides a critical injection of high-wage employment into the local economy. The average salary in the local tech sector exceeds $123,000, which is substantially higher than the regional median.10 This disparity creates a specific tier of qualified buyers capable of absorbing inventory in the $600,000+ price brackets, particularly in lifestyle-centric neighborhoods.
Demographic Influx:
The region has become a "landing spot" for tech talent migrating from high-cost metros like Silicon Valley and New York.11 These "weary city dwellers" are drawn by the quality of life, lower cost of living relative to their origin markets, and the mature startup ecosystem.12
South Carolina remains a premier destination for domestic migration. In 2025, the state was ranked the top destination for inbound moves, marking its sixth consecutive year at the top of moving trend lists.
Inbound vs. Outbound:
Data from moving platforms indicates that for every outbound move from Myrtle Beach, there were 2.41 inbound moves, a trend mirrored in the Charleston MSA.15 The Charleston metro population is growing at approximately 3 times the national average, with projections estimating a rise above 850,000.8
The residential market has transitioned from a severe seller's market to a "mild" seller's market or a balanced market, depending on the price point and location. The frenetic energy of the pandemic era has dissipated, replaced by a more rational, data-driven transaction environment.
The most defining characteristic of the late 2025 market is the surge in inventory. Active listings in the Charleston metro area have increased by approximately 36% year-over-year. While inventory levels have not yet returned to the pre-pandemic norms of 2019 (when listings hovered around 5,270), the trend line is unmistakably upward.
Days on Market (DOM):
The increase in supply has naturally led to an elongation of sales cycles. The median days on market has drifted upward, stabilizing between 51 and 60 days in late 2025.19 This is a critical metric for agents to manage; properties are no longer selling over a single weekend. The "tuning out" phenomenon, where buyers ignore listings that sit stale, has become a real risk, necessitating better marketing strategies.21
New Construction Saturation:
Don't just read about the Charleston County market—act on it. Turn this data into a video update for your clients in 60 seconds.
Generate Charleston County Video Free** First-time signups receive a free credit to generate one video.
New construction has stepped in to fill the supply gap, particularly in the inland counties. In 2024-2025, new homes represented roughly 33% of the total market, but this figure spikes to 50% in Berkeley County and 48% in Dorchester County.8 Builders are aggressively using rate buydowns and closing cost concessions to move this inventory, creating stiff competition for resale sellers who often cannot match these financial incentives.
Price growth has decelerated rapidly, signaling a plateau rather than a crash. Zillow data indicates a flat 0.0% year-over-year change in home values, with the average value hovering around $578,602. However, median listing prices have trended down by 10.6% year-over-year to $625,000.
The Pricing Gap:
This divergence between list prices and sold prices suggests a lag in seller psychology. Many sellers are still pricing based on 2022 expectations, forcing a market correction in real-time.
The multifamily sector provides a leading indicator for housing demand. After a subdued performance in 2024 due to a wave of supply deliveries that pushed occupancy down to 92.0%, the rental market is stabilizing.
The Charleston market is highly segmented. The following table summarizes the performance and outlook for key sub-markets in late 2025:
| Sub-Market | Market Phase | Primary Driver | Outlook |
| Summerville / Dorchester | Growth | Industrial expansion (Volvo/Mercedes), Affordability, New Construction availability. | Bullish. Strongest demand from workforce and families. |
| North Charleston | Emerging | Port proximity, Park Circle gentrification, Rental demand. | Bullish. High investor interest; leads metro in rent growth. |
| Mount Pleasant | Stabilized | Top-tier schools, proximity to beaches and downtown. | Stable. High entry price ($700k+) limits buyer pool; low inventory protects values. |
| Downtown (Peninsula) | Historic | Scarcity, Lifestyle, Tech wealth. | Stable/Hold. Strict preservation and flood insurance costs limit velocity. |
| West Ashley | Transition | Redevelopment, Proximity to Peninsula without the price tag. | Moderate Growth. Attracting spillover from Mt. Pleasant/Downtown. |
| Barrier Islands (Folly/IOP) | Cooling | Second-home demand, Tourism. | Bearish/Caution. Impacted heavily by insurance costs and STR regulations. |
In 2025 and 2026, real estate transactions in Charleston are increasingly defined by external risk factors—specifically, flood insurance volatility and municipal regulations on short-term rentals. These factors have become primary determinants of property value and liquidity.
The implementation of FEMA’s Risk Rating 2.0 has fundamentally altered the economics of coastal ownership. Premiums are no longer determined solely by flood zone maps but by individual property characteristics, including elevation, replacement cost, and flood frequency.
Economic Impact:
Homeowners in low-lying areas, particularly on the Peninsula and barrier islands, have seen premiums surge. Rates that were historically around $800 annually have jumped to $1,500 or significantly higher for non-elevated properties.26 While South Carolina’s average insurance costs remain lower than Florida’s, the localized impact in flood-prone zones is severe.27
Market Behavior:
The regulatory landscape for short-term rentals has become a patchwork of restrictive ordinances, significantly dampening investor demand for "Airbnb" properties.
Don't just read about the Charleston County market—act on it. Turn this data into a video update for your clients in 60 seconds.
Generate Charleston County Video Free** First-time signups receive a free credit to generate one video.
Folly Beach has been at the epicenter of the STR debate. Following a contentious period involving moratoriums, a public referendum was held in February 2023 which approved a cap on investment short-term rentals (ISTR).
Isle of Palms has implemented rigorous enforcement of livability ordinances.
In the City of Charleston (Peninsula), whole-home short-term rentals are effectively banned in residential zones.
At the state level, South Carolina introduced Bill 442 in the 2025-2026 session. This legislation clarifies the definitions of STRs and explicitly empowers municipalities to enforce registration and permitting systems. This signals that state-level preemption to overturn local bans is unlikely, reinforcing the permanence of local restrictions.
In a market defined by unique architecture, complex regulations, and discerning buyers, an agent's ability to tell a clear, compelling story is their most valuable asset. Static photography fails this test. It cannot convey the vertical grandeur of a Charleston Single House, nor can it proactively address a buyer's anxiety about flood insurance. Video is the only medium that can bridge this gap, and VidFlipper is the automation engine that allows any agent to become a master storyteller.
VidFlipper is not a generic video maker; it's a strategic tool designed to solve the specific marketing challenges of a market like Charleston.
Animating Unique Architecture: A photo of a long, narrow Single House is confusing.
De-Risking the Purchase: The fear of insurance and flood zones is the #1 deal-killer.
Targeting the Bifurcated Market:
Winning the 60-Day Campaign: With DOM extending, you need a multi-part story.
In Charleston's 2026 market, the agent who best explains the complexities and sells the unique lifestyle will win. VidFlipper provides the tools to do both, with a level of professionalism and efficiency that sets you apart.
Looking ahead to 2026, the Charleston market is poised for a period of steady, manageable growth. The "boom" is over, but the "bust" is unlikely given the economic fundamentals.
Don't just read about the Charleston County market—act on it. Turn this data into a video update for your clients in 60 seconds.
Generate Charleston County Video Free** First-time signups receive a free credit to generate one video.
For Sellers:
For Buyers:
For Agents:
The Charleston real estate market of late 2025 is a landscape of opportunity tempered by complexity. The region's economic engine—powered by the Port, automotive manufacturing, and the tech sector—provides a solid floor for real estate values. However, the operational environment has changed. Success in 2026 requires agents to be more than just transaction coordinators; they must be risk advisors capable of navigating flood maps and rental laws, and modern marketers capable of wielding vertical video technology to capture the attention of a digital-first world. By mastering these domains, real estate professionals can thrive in the new era of the Charleston market.
Looking ahead to 2026, the Charleston market is poised for a period of steady, manageable growth. The "boom" is over, but the "bust" is unlikely given the economic fundamentals.
For Sellers:
For Buyers:
For Agents:
The Charleston real estate market of late 2025 is a landscape of opportunity tempered by complexity. The region's economic engine—powered by the Port, automotive manufacturing, and the tech sector—provides a solid floor for real estate values. However, the operational environment has changed. Success in 2026 requires agents to be more than just transaction coordinators; they must be risk advisors capable of navigating flood maps and rental laws, and modern marketers capable of wielding vertical video technology to capture the attention of a digital-first world. By mastering these domains, real estate professionals can thrive in the new era of the Charleston market.
AI Disclosure & Legal Disclaimer:
Automated Content Generation: This market report, analysis, and associated video content were generated using artificial intelligence technology. No human real estate analyst, financial advisor, or legal expert reviewed this specific report prior to publication. Any reference to "we," "our analysis," "veteran strategist," or first-person expert opinions within the text reflects a stylistic narrative format used by the AI and does not represent the personal views or credentials of VidFlipper or its developers.
Accuracy & Data Limitations: While this system utilizes aggregated public market data and predictive modeling, all information presented is subject to error, hallucination, or outdated sourcing. This report is for informational and illustrative purposes only and does not constitute an appraisal, financial advice, or legal counsel.
Verification Required: Real estate market conditions—including interest rates, insurance availability, and zoning laws—are volatile and location-specific. Real Estate Professionals have an absolute duty to verify all statistical data, quotes, and property details with local MLS sources, official county records, and human experts before advising clients.
Digital Alteration Disclosure: In compliance with applicable advertising laws (including California), be advised that visual media within this report or associated videos may be AI-enhanced or digitally altered for illustrative purposes.
Limitation of Liability: VidFlipper and its affiliates assume no liability for decisions made, money lost, or transactions failed based on the information provided herein. All users are solely responsible for their own due diligence.
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