Monthly Market Report
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Charleston, SC
As of October 2025, Charleston’s luxury housing market is showing signs of moderation while remaining resilient. Recent reports indicate homes in the luxury tier still command premium pricing.
The average sale price in this high-end segment is estimated around $1.3 million, with top waterfront/resort homes reaching well into the $3 million+ range.
The sale-to-list price ratio remains near 96-97%, and days on market have increased modestly.
Inventory is gradually easing, giving buyers more time and choice while well-positioned sellers continue to find success.
Luxury Sub-Market Snapshot:
Downtown Charleston & Historic Districts: Well-located homes with character and architecture are still highly sought after, even as market velocity slows.
Barrier Islands & Resort-style homes: The $2 M+ island & waterfront segment remains selective buyers favor turnkey condition and lifestyle features over mere status pricing.
The luxury segment isn’t booming like the pandemic years, but wellpositioned homes with exceptional features are still moving. Sellers should remain realistic, and buyers with patience may find opportunity.
Beaufort, SC
QUIET MOMENTUM WITH UPSIDE POTENTIAL
Beaufort & Port Royal areas are boutique luxury opportunities This area boasts smaller inventory levels, but high connected value potential via historic renovations, unique waterfront living opportunities, and lifestyle amenity features.
Beaufort saw a median sale price of $487,000 and average of 70 days on market. Historic neighborhoods and waterfront/townhouse inventory provide high-value potential - ideal for buyers moving up from mid-tier.
Port Royal came in with a median sale price of $414,000 and lower average of only 60 days on market This area specifically is attractive for buyers wanting proximity to Beaufort with coastal small-town vibe.
St Helena Island remains competitive to its neighboring markets and is seeing modest appreciation in overall values, with stronger momentum on the listing side Now is an opportune time to position for premium buyers in this area. St Helena Island saw a median list price of $839,500, however longer time frame of 137 average days on market
Bluffton & Hilton Head, SC
ELEVATED
LISTINGS IN A TRANSITIONING MARKET
HiltonHead Island remains the dominant market of these three prime locations with the highest mediam price point ranging from $767K - $775K, and the majority of active luxury inventory ($1M+) concentrated here Pending sales above $1M are up 17-19% YoY, and despite longer average days on market, Hilton Head continues to absorb listings steadily due to second-home and relocation buyers Positioned correctly in terms of price, staging and outreach, listings are still capturing strong value and attention.
Hilton Head Island remains the anchor luxury market it drives the highprice comps, buyer expectations, and top-dollar listings. For the month we’re seeing a median sale price of $767,500 and 120 average days on market Luxury inventory remains strongest here and sales in the $1M+ show continued activity throughout the month
Bluffton is the fastest path for scale, registering strong $1M+ contract velocity and has new communities feeding higher price points We are seeing Bluffton as the rapidly maturing luxury-adjacent market with a median sale price of $557,450 and average of 57 days on market.
Okatie / Hardeeville area offers the best ROI for upmarket conversionspurchase price and lot sizes allow buyers to add higher-end finishes and customizations to reach luxury valuations This area saw a median listing/sale price around $529,500 with average of 49 days on market
Okatie / Hardeeville is a great opportunity for buyers seeking larger lots and new builds that can be upgraded to fall closer to the luxury category.
Market Summary
FOR THE LOWCOUNTRY | OCT 2025
The Lowcountry real estate landscape spanning Charleston, Bluffton, Hilton Head Island and Beaufort is navigating a phase of calm recalibration rather than decline While broader conditions reflect seasonal and macroeconomic headwinds, the luxury segment holds firm, driven by out of state migration, lifestyle first motivations, and the timeless appeal of waterfront, gated, or historic homes.
Throughout each region, days on market have lengthened, signalling more discerning buyers and increased inventory. Yet sale to list price ratios remain robust (around 95–97%), underscoring that properly positioned and expertly marketed high end listings still achieve near full value
Charleston continues to see strength in its historic downtown and island neighborhoods, where architectural heritage and a unique lifestyle ethos outweigh elongated marketing timelines.
HiltonHead and Bluffton show particular resilience at the top end: on HiltonHead, homes priced above $1M are seeing sustained interest, while in Bluffton premier enclaves such as Palmetto Bluff demand remains strong despite more inventory entering the market.
Beaufort and its surrounding islands maintain steady appreciation, with locations like St. Helena Island and Port Royal increasingly compelling for buyers seeking exclusivity, coastal beauty and relative value compared to larger luxury markets. Overall, the Lowcountry remains a high demand luxury destination particularly for discerning buyers who prioritise quality and lifestyle over speed. For sellers, this market rewards standout presentation, pricing precision and global outreach making it rich with opportunity for those who understand its nuances
