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Charleston-North Charleston, SC housing market
Housing market indicators
| Indicator | 2022 | 2023 | 2024 | 2025* | Change | 2022 | 2023 | 2024 | YTD |
|---|---|---|---|---|---|---|---|---|---|
| Median Listing Price per Square Feet | $234 | $257 | $278 | $265 | -1.3% | 9.8% | 8.2% | -4.7% | |
| Active Listing Count | 2,406 | 2,442 | 2,923 | 4,041 | 91.3% | 1.5% | 19.7% | 38.2% | |
| Median Days on Market | 58 | 57 | 62 | 58 | 31.8% | -1.7% | 8.8% | -6.5% | |
| Share of listings with price increase | 3.1% | 2.2% | 1.8% | 1.2% | |||||
| Share of listings with price decrease | 15.8% | 18% | 21.8% | 24.4% | |||||
| Employees, thousands | 402 | 420 | 430 | 437 | 5.2% | 4.4% | 2.5% | 1.6% | |
| Permits | 823 | 452 | 664 | 714 | 25.6% | -45.1% | 46.9% | 7.5% | |
* last available value
Home prices
Short term housing supply drivers
Long term housing demand drivers
Long term housing supply drivers
Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED
Housing market overview
Charleston-North Charleston, SC MSA Overview
- The Charleston-North Charleston, SC MSA includes Berkeley, Charleston, and Dorchester counties, covering 2,590 square miles with a 2024 population of 869,940, up 21% from 2014.
- Key cities: Charleston (155,369 residents), North Charleston (121,469), Mount Pleasant (95,232), Summerville (principal city in Dorchester).
- Top 10% fastest-growing MSAs 2020-2024, adding 42 new residents daily.
- Households: 175,499; persons per household: 2.3.
Cities/Towns Table
| Area | City/Town | Population | Density | Income (high/low/...) | Quality of Schools (GreatSchools rating range) | Crime Level | Property Tax (%) | Comments |
|---|---|---|---|---|---|---|---|---|
| Charleston County | Charleston | 155,369 | High urban | High | 6-9 | Moderate-high | 0.11-0.15 | Historic peninsula core; tourism hub |
| Charleston County | North Charleston | 121,469 | High | Low-median ($62,789 median HH) | 4-7 | High | 0.11-0.15 | Industrial; diverse racially (42% Black) |
| Charleston County | Mount Pleasant | 95,232 | Medium-high | High | 8-10 | Low | 0.11 | Suburban growth leader (23% up) |
| Dorchester County | Summerville | ~50,000 | Medium | Median | 7-9 | Moderate | 0.15-0.20 | Family-oriented; growing suburbs |
| Berkeley County | Goose Creek | ~45,000 | Medium | Median | 6-8 | Moderate | 0.10-0.14 | Military presence; affordable |
To view all table columns, please open this table on a laptop or desktop screen.
Citizens: Income and Education
- MSA median household income: ~$75,000-$85,000 range based on per capita trends.
- North Charleston per capita: $43,905; median HH: $62,789; poverty: 15.54%.
- High school graduate or higher (age 25+): 92.9%.
- Bachelor's degree or higher (age 25+): 49%.
- Racial: MSA ~65% White, 31% Black; North Charleston 42% Black, 39% White.
- Education strong in suburbs like Mount Pleasant; lower in urban cores.
Key Economic Sectors
- Port-related logistics and manufacturing: Major port drives trade.
- Tourism and hospitality: Historic Charleston attracts millions annually.
- Aerospace and defense: Boeing plant in North Charleston anchors high-wage jobs.
- Healthcare and biotech: Expanding medical facilities.
- Construction and real estate: Fueled by population growth.
- Retail and services: Suburban expansion supports.
Housing Buying Market: Supply Drivers
- Zoning: Mixed; urban Charleston restrictive on historic preservation, suburbs more open in Mount Pleasant, Summerville.
- Regulatory strictness: Moderate-high; coastal regulations limit flood-prone builds, permitting delays common.
- Construction workforce cost: Rising due to labor shortages, 10-15% annual increases.
- Land availability: Abundant in Berkeley/Dorchester but wetland constraints in Charleston County.
- New permits up with growth but lag population influx.
Housing Buying Market: Demand Drivers
- Migration in: Net +42 daily residents; retirees, remote workers from Northeast, high growth 21% 2014-2024.
- Growing industries: Aerospace (Boeing expansion), logistics (port traffic +20% recent years), biotech.
- Declining: None major; tourism steady post-pandemic.
- Suburban demand surges in Mount Pleasant, Summerville for families.
- Remote work boosts peninsula demand despite costs.
Key Challenges on the Housing Market
- Supply shortage: Growth outpaces builds; inventory low at 2-3 months.
- Affordability: Median home ~$450,000-$550,000; prices up 50% in 5 years.
- Flood risk: 30% properties vulnerable; insurance costs doubled.
- Interest rates: High rates slow sales despite demand.
- Labor shortages: Construction delays add 20-30% to timelines.
- Historic regs: Limit density in core Charleston.
Investment Potential Differences Table
| Area | Appreciation Potential | Risk | Key Drivers |
|---|---|---|---|
| Mount Pleasant | High | Low | Suburban growth, top schools, low crime, high incomes |
| Summerville/Dorchester | High | Medium | Affordable expansion, family migration, new builds |
| Charleston Peninsula | Medium-High | High | Tourism demand, limited supply, flood/insurance risks |
| North Charleston | Medium | High | Industrial jobs, affordability, higher crime |
| Berkeley County (Goose Creek) | Medium | Medium | Military stability, lower entry prices, slower appreciation |
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