Market insights & neighborhood news

Buyers in the Mount Pleasant market — and especially in the Old Village — come in having done their research. They've seen the neighborhood. They know the comps. The homes that command top dollar are the ones that feel right the moment buyers walk in the door.

Start with a buyer's eyes

Walk through your home as a stranger would. What feels cluttered? What feels dark? What feels dated? Decluttering is the single most impactful step — remove personal items, extra furniture, and countertop clutter so rooms feel open and inviting.

Curb appeal is the first impression

In Mount Pleasant's competitive market, buyers often make up their minds before stepping inside. A trimmed lawn, clean walkways, a few vibrant plants — even replacing a weathered mailbox or faded house numbers — signal care and pride of ownership. These details photograph well and set the tone for everything that follows.

Small upgrades, big return

Swapping out dated fixtures, updating cabinet hardware, refreshing faucets — these modest investments modernize a space without major renovation. Buyers in this market notice when a home feels move-in ready versus when it feels like a project.

Light, flow, and the Lowcountry extras

The Lowcountry lifestyle is part of what buyers are paying for. Open the blinds. Let in the light. Highlight outdoor spaces, porches, and any water views. A home that feels bright and connected to the outdoors will always outperform one that doesn't.

Thinking about listing? Call me at 843-991-9111 and I'll walk through your home with you — no obligation, just honest advice.

Every few months I see a home in Old Village or Old Mount Pleasant listed without an agent. The owners are capable people — they've done their research, they've looked at Zillow, they feel confident. And sometimes they do fine. But more often, I watch them underprice a home that deserved more, or overprice one and watch it sit until the market loses interest.

The pricing problem

The challenge is that hyperlocal market knowledge is genuinely hard to replicate. In the Old Village, the difference between two adjacent streets can be $100 per square foot. A home with a specific setback, a particular view angle, or proximity to a community gathering spot commands a premium that doesn't show up cleanly in online comparable searches. I know those differences because I've lived here for 30+ years and sold on nearly every street in this neighborhood.

The negotiation gap

The second issue is negotiation. When you're representing yourself, emotions run high. Buyers know this. Experienced buyers' agents know how to use it. Having a skilled, detached advocate in your corner — someone who isn't emotionally attached to the home — consistently produces better outcomes at the closing table.

I've been specializing in this area for over 26 years. Before you decide to sell on your own, let's talk. There's no pressure — just an honest conversation about what your home is worth and what it will take to get you there. 843-991-9111.

The Bottom Line from the Darla Moore School of Business

• The South Carolina economy remains stable, having readjusted to more sustainable growth patterns following the end of the pandemic bubble
• Consumer spending — the biggest contributor to GDP — has slowed as the cumulative effects of inflation continue to weigh on purchasing power, and ongoing trade negotiations keep economic uncertainty elevated
• The U.S. is on pace to experience slower growth in 2025 compared to 2024
• If inflation rebounds, consumer spending will be constrained and limit economic growth; if inflation remains stable or trends downward, the Fed moves toward rate cuts in Q3/Q4 — which could boost market activity heading into 2026

How This Impacts the 2026 Real Estate Market

The economic outlook for 2025 closely mirrors what we're seeing in the real estate market. After the rapid growth and frenzy of the pandemic years, both the economy and housing market have shifted into a more stable, normalized phase. Buyers are more thoughtful, sellers are more strategic, and pricing is being driven by fundamentals again — not urgency.

If inflation remains steady and interest rates ease, this sets the stage for a healthier, more balanced real estate market heading into 2026. For Old Village and Old Mount Pleasant specifically, the neighborhood fundamentals remain unchanged: tight inventory, loyal demand, no HOA, and a Lowcountry lifestyle that never goes out of style.

Less frenzy. More clarity. Reach out if you'd like to talk through what this means for your specific situation — buying or selling. 843-991-9111.

Source: CTAR Annual Residential Market Update / Darla Moore School of Business, University of South Carolina.

Hey friends, here's a quick pulse check on what's happening right here in our backyard! If you'd like me to run the stats on a different neighborhood, just shoot me a message — happy to help!

Closed Sales (since January 1st)

• 58 homes sold so far this year
• Avg. sale price: $2.25M
• Median sale price: $1.85M
• Avg. $/SqFt: $907
• Avg. days on market: 57 days
• Range: $817K – $6.25M
• Homes selling at roughly 95% of original list price

Even with interest rates holding steady, our Old Village and Old Mt. Pleasant markets remain strong. Homes are still commanding solid prices, especially renovated and new construction properties. Inventory under $1.2M has just about disappeared!

What's Currently For Sale

• 34 active listings
• Avg. list price: $3.17M
• Median list price: $2.99M
• Avg. $/SqFt: $1,071
• Price range: $825K – $9.25M
• Avg. days on market: 85

Inventory is still tight and leans heavily toward high-end and new builds. There's definitely a spotlight on luxury, with a good handful of listings over $4M.

Under Contract

• 2 homes pending (avg. price: $1.47M)
• 11 homes active contingent (avg. price: $2.37M)

Most of the activity is happening below the $2.5M mark, where buyers see the most value and are quick to move when something shows well and is priced right.

Jackie's Take

The Old Village / Old Mt. Pleasant market continues to shine — holding its value, moving steady, and showing buyer confidence across the board.

• Inventory = low
• Demand = strong
• Well-presented homes = selling fast

It's a healthy, balanced market for both buyers and sellers, with that classic "people want to live here" vibe that never goes out of style. If you'd like to talk more about it, please reach out!

Key Takeaways from the SC Realtors Report

• Overall Economy: Confidence is low due to inflation and reduced purchasing power, but growth remains positive. Last year's decline reflects a correction from the pandemic bubble.
• Growth & Spending: Concentrated in higher-wage jobs and industries — which bodes well for the Charleston area specifically.
• First-Time Home Buyers: Expected to make up a larger portion of the market this year.
• Housing Market: Sales volume and pricing have returned to pre-pandemic levels.
• Inventory: Still limited. Sales have slowed, but prices remain strong.
• Population Growth: South Carolina has ranked in the top 5 for growth since 2020.
• Consumer & Job Market: Both remain stable.
• Interest Rates: Marginal shifts may happen, but no major pullback is expected in 2025. Important reminder: a federal funds rate cut does not always mean lower mortgage rates — inflation is the key driver.

What This Means for Old Village & Old Mount Pleasant

The state-level picture confirms what I'm seeing on the ground here at home. The Old Village and Old Mount Pleasant are somewhat insulated from broader market volatility — there's a fixed supply of homes in this neighborhood, and you simply can't build more of it. Demand from buyers who specifically want to live here remains strong and consistent.

The inventory picture is especially relevant locally. Active listings in our neighborhood lean heavily toward the high end, and the sub-$1.2M segment has very little available — which continues to support prices at that level.

Note: These insights reflect the South Carolina market overall, not just Charleston. Reach out if you'd like a deeper dive into what the numbers mean for Old Village or Old Mt. Pleasant specifically. [email protected]

One of the most common things I hear from buyers right now is: "We're waiting for rates to come down before we buy." I understand the instinct. But I want to offer a little perspective.

What history tells us

Mortgage rates in the 1980s were above 16%. In the 1990s, when I first moved to Charleston, rates were regularly in the 8–9% range. The sub-3% rates of 2020–2021 were a historic anomaly — not a new normal.

Today's rates, in the 6–7% range, are entirely consistent with long-term historical averages. Buyers who purchased homes in the Old Village in the '90s at 8% rates did extraordinarily well over time — because the neighborhood appreciates, and because the Lowcountry lifestyle holds its value in ways that don't show up in a rate calculation.

The real risk of waiting

In a neighborhood with limited inventory like Old Village and Old Mount Pleasant, waiting for rates to drop means competing with every other buyer who also waited. The homes you want today may not be available when rates eventually come down. And in this market, when the right home comes along, it moves.

If you've been on the fence, I'm happy to talk through the numbers with you. 843-991-9111.

110 Freeman Street — a custom home in the heart of the Old Village — sold for $3,900,000 in September 2022. I represented the buyers in this fully in-house Cassina Group transaction, with Jimmy Dye representing the sellers.

About the property

Built in 2015, the 3,431 square-foot home sits seamlessly within the fabric of the historic Old Village neighborhood. High-end finishes throughout, light-filled living spaces, an open floor plan designed for entertaining, and a private pool. Listed in July, under contract in four days.

What this sale tells us about the Old Village market

This transaction is a data point worth understanding. The Old Village attracts a buyer who wants the full picture: the neighborhood, the history, the community, the walkability — and is willing to pay a premium for all of it. Luxury properties here don't sit when they're priced and presented correctly. Four days on market at $3.9M is a testament to exactly that.

If you're thinking about what your Old Village or Old Mount Pleasant property might be worth in today's market, I'd love to have that conversation. 843-991-9111.