South Carolina Housing Market 2026: $575K Coast vs $224K Inland

For prospective homeowners, especially those buying for the first time, the question is no longer whether prices are rising rapidly. 

The more practical question is where prices are holding steady, where they remain elevated, and how that affects affordability today.

Where Average Home Prices Stand Entering 2026

Recent statewide data suggests that South Carolina remains one of the more affordable housing markets in the Southeast—but with important nuances.

Data from  Realtor.com show that the median listing price across South Carolina closed 2025 at approximately $349,900, with year-over-year growth close to flat. That plateau is significant. It indicates that prices reached a ceiling driven by affordability constraints rather than declining demand.

For comparison, median listing prices in many South Carolina metros were roughly 30–40% lower just five years earlier, underscoring how much affordability has shifted even in a stabilizing phase.

At the same time, Zillow’s Home Value Index offers a slightly different lens. As of January 2026, Zillow places the average home value in South Carolina at roughly $298,316, reflecting a modest annual decline of about 0.3%. 

This isn’t a downturn. It reflects a market finding its footing after years of tight inventory and rapid price growth

The numbers suggest something more nuanced: the market has slowed under affordability pressure, but it has not fractured.

This pattern mirrors broader regional trends across the Southeast. According to national housing reports from the National Association of Realtors, affordability pressures — driven largely by higher mortgage rates — have become the primary constraint on price growth, even in markets with steady population inflows.

Why Statewide Averages Can Be Misleading

While average and median prices provide useful context, they don’t reflect the reality buyers experience on the ground.

Coastal markets continue to outperform the rest of the state. Charleston, for example, remains a premium market. Zillow data shows average home values near $575,700 in early 2026, with slight year-over-year appreciation. 

Limited land availability, lifestyle appeal, and continued interest from higher-income and out-of-state buyers help sustain these prices even as national momentum slows.

In contrast, inland markets paint a different picture. Cities such as Columbia, where Zillow reports average home values closer to $224,000, remain far more accessible for entry-level buyers. 

In some cases, buyers who comfortably qualify inland would not qualify at all along the coast — even with strong credit and stable income.

These areas often see steadier demand but less upward pressure on prices, especially as inventory expands.

This growing divide between coastal and interior pricing is one of the defining characteristics of South Carolina’s current housing market—and a critical consideration for buyers choosing where to focus their search.

And that gap isn’t small. It reshapes who can realistically buy, and where — often determining whether a household looks inland or gives up on the market entirely.

Inventory Is Reshaping Market Dynamics

Realtor.com reports that by late 2025, homes in South Carolina were spending around 80 days on the market on average, a noticeable increase from the ultra-fast sales cycles seen during peak years. This change reflects a healthier balance between supply and demand.

Buyers now have more room to negotiate and far fewer bidding wars to fight through. Sellers, on the other hand, are discovering that headline optimism no longer guarantees a fast contract.

Homes that are well-priced and properly presented still sell. Those anchored to peak-market expectations often linger.

In Columbia and Greenville, agents describe a noticeably different rhythm compared to 2021. Instead of double-digit offers over a single weekend, listings today often receive two or three serious inquiries spread across several weeks.

Sellers are adjusting — some reluctantly — to a market where pricing precision matters more than momentum.

What This Market Means for First-Time Buyers

For first-time buyers, average home prices directly affect every step of the process—from down payment planning to loan qualification and monthly budgeting.

Outside the coastal metros, South Carolina still presents a realistic entry point into homeownership compared to many national markets. 

However, that affordability advantage only holds when buyers understand local pricing realities and align expectations accordingly.

As discussed in our main guide on How Most Americans Buy Their First Home, successful first-time buyers typically start by grounding their decisions in market data rather than assumptions. 

Knowing whether you’re shopping in a $220,000 market or a $550,000 one fundamentally changes financing strategies, neighborhood options, and timelines.

The Role of Interest Rates and Buyer Psychology

Higher borrowing costs have placed a natural ceiling on price growth across South Carolina. Buyers remain active, but they are more payment-conscious, often prioritizing monthly affordability over maximum purchase price. This has reinforced price stabilization rather than collapse.

Psychologically, the market has shifted as well. Buyers are no longer racing the clock, and sellers are becoming more realistic about pricing expectations.

This calmer environment favors informed decision-making—particularly for those entering the market for the first time.

The Bigger Picture

Data from Zillow and Realtor.com spanning late 2025 through early 2026 show conditions shifting under higher borrowing costs and gradually rising inventory, with buyers increasingly willing to wait for the right fit. That adjustment creates opportunity for those who understand it.

Across the Southeast, the same pattern is visible. Since mid-2024, affordability — not demand — has been the main limit on price growth.

And with mortgage rates unlikely to return to pandemic-era lows anytime soon, this pricing divide could shape buying decisions across South Carolina for years.

For buyers, especially first-time buyers, the advantage lies not in speed but in clarity — because the difference between rushing and waiting now carries real financial consequences

For a complete breakdown of how pricing, financing, and preparation come together in real-world purchases, read our full article: How Most Americans Buy Their First Home.