As summer turns into fall, Berkeley County homeowners may naturally wonder whether the real estate market begins to slow with the season. Vacations are ending, school is underway, and Thanksgiving and Christmas are suddenly visible on the calendar. Looking at the homes that ratified contracts between September 1 and September 18, 2026, however, buyers have not disappeared. What appears to be happening is a continued focus on affordability, value, and finding the house that makes the most sense among the available choices.

During those eighteen days, 229 Berkeley County homes went under contract. The median asking price at the time of ratification was just under $400,000, and the median property had spent approximately 40 days on the market before receiving an accepted contract.

That price point helps explain part of Berkeley County's continuing activity. Buyers searching...

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As summer turns into fall, Berkeley County homeowners may naturally wonder whether the real estate market begins to slow with the season. Vacations are ending, school is underway, and Thanksgiving and Christmas are suddenly visible on the calendar. Looking at the homes that ratified contracts between September 1 and September 18, 2026, however, buyers have not disappeared. What appears to be happening is a continued focus on affordability, value, and finding the house that makes the most sense among the available choices.

During those eighteen days, 229 Berkeley County homes went under contract. The median asking price at the time of ratification was just under $400,000, and the median property had spent approximately 40 days on the market before receiving an accepted contract.

That price point helps explain part of Berkeley County's continuing activity. Buyers searching...

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When we look at a month of real estate activity, it is tempting to ask one simple question: did prices go up or did they go down? After reviewing the residential homes that closed throughout August 2026, I do not think the Charleston-area market gives us such a simple answer. Prices moved up and down from one day to another, but much of that movement came from the types and locations of homes that happened to close that day. August did not appear to be a month when the market suddenly changed direction. Instead, it showed a market where buyers continued to purchase many of the same kinds of homes in many of the same places, while becoming increasingly dependent upon price, condition, location and overall value working together.

The first thing that became obvious when looking at August one day at a time was...

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Tall Pines has always been one of those neighborhoods that is easy to overlook if you are only looking at numbers on a real estate website. It is established, convenient, and different from many of the newer communities being built around Summerville and Goose Creek. Right now, the neighborhood is showing some real estate activity, but the activity is also reminding us that buyers are being selective.

As of August 25, there are six active homes in Tall Pines and three homes currently under contract. The active homes range from the upper $200,000s into the mid-$300,000s. Some homes have reduced their asking prices, while others have attracted buyers in a relatively short period of time. One home that recently went under contract has also returned to the market. That does not automatically mean there was a problem with the house, because contracts fall apart for many different reasons. It simply reminds us...

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If we want to understand what buyers are looking for right now, one useful place to start is with the homes they actually chose. From Friday, August 14 through Sunday, August 16, 2026, 151 homes went under contract in Charleston, Berkeley and Dorchester Counties. Charleston County accounted for 66 of those contracts, Berkeley County had 55, and Dorchester County had 30. One weekend does not establish a long-term market trend, but it does give sellers a useful snapshot of the homes buyers were willing to act on.

Detached homes clearly led the market. Across the three counties, 125 of the 151 contracts, or about 83%, were detached homes. Charleston County had 56 detached and 10 attached contracts. Berkeley County had 42 detached and 13 attached, while Dorchester County had 27 detached and only three attached. This does not mean attached homes are not selling, but it does show that detached homes represented most of...

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