South Carolina housing market update — spring 2026
Where inventory is loosening, where it isn't, and what the 12-month trend means for Lowcountry buyers and Upstate move-up sellers.
Spring 2026 in South Carolina is running counter to the national narrative. Here's what we're seeing on the street.
Inventory is up — but unevenly
The statewide median months-of-supply sits around 3.4 months (vs. 2.1 a year ago). That's a meaningful softening, but it masks a wide regional gap.
| Region | Months of supply | YoY change |
|---|---|---|
| Charleston (tri-county) | 4.2 | +31% |
| Upstate (Greenville–Spartanburg) | 2.6 | +8% |
| Myrtle Beach / Grand Strand | 5.1 | +44% |
| Columbia metro | 3.0 | +15% |
| Hilton Head / Bluffton | 6.3 | +52% |
Coastal second-home markets (Myrtle, Hilton Head) are the softest. Upstate — fueled by BMW / Michelin / Milliken hiring — is still firmly a seller's market.
Prices are nearly flat
Statewide median sale price in the most recent month: $345,000, up 1.1% YoY. Charleston tri-county: $458,000, down 0.4% YoY. Greenville: $322,000, up 3.8% YoY.
What it means for buyers
This is the best negotiating environment SC has offered in 36 months. In the Lowcountry we're routinely seeing:
- Seller concessions of 1.5–3% of price (used for rate buy-downs or closing costs)
- Repair credits post-inspection that would have been declined in 2023
- Longer DOM, giving buyers time to get pre-approval tightened and shop inspectors
What it means for sellers
The Upstate still favors you — prep quickly, price at market, and you're typically under contract in under 14 days. The coastal second-home market requires realistic pricing (no "aspirational" 8% above comp) and more aggressive staging/marketing.
What it means for rates
National pressure on mortgage rates is currently driven more by Treasury yields and Fed messaging than by SC supply dynamics. The 30-year fixed has been oscillating between 6.25% and 6.75% for most of 2026. We don't expect sustained sub-6% until Q4 at the earliest — barring an unexpected macro shift.
The takeaway
If you're a buyer in Charleston, Myrtle, or Hilton Head and you've been waiting — the waiting has largely paid off. The mix of inventory + seller concessions can offset most of the rate premium vs. 2020–21. If you're an Upstate seller, move fast. If you're refinancing, the numbers depend less on SC and more on what 10-year Treasuries do this summer.
Published by Ken, Founder & Senior Mortgage Advisor. NMLS #2476547.
Ken · Founder & Senior Mortgage Advisor · NMLS #2476547
Summit Lending Group, LLC is an independent mortgage brokerage. Loans originated through our sponsoring broker, C2 Financial Corporation, NMLS #135622. Rates and program availability are subject to lender approval and market conditions. This article is educational and not a commitment to lend. Equal Housing Opportunity.
