Is Charleston a buyer's or seller's market right now?

Charleston is currently a seller's market with 2.5 months of supply. 50% of homes sell above asking price. The Ridley Sell Score for Charleston is 55/100 (Moderate), based on 7 real-time market signals including inventory, pricing trends, and buyer demand.

What's the median home price in Charleston?

The median home price in Charleston is $85,500, down 74.6% year-over-year. The median price per square foot is $132. Homes sell in a median of 14 days with a sale-to-list ratio of 102.6%.

How much does it cost to sell a home in Charleston, Tennessee?

On a $85,500 home in Charleston, a traditional listing agent charges around $2,565 (3% commission). Add buyer agent commission (3%), closing costs (1–2%), and you could spend $6,840 or more. With Ridley Essentials ($999) you save $1,566, and with Ridley Pro ($3,499) you save -$934 while getting full agent support.

How does Ridley's flat fee compare to a traditional Charleston agent?

A traditional Charleston listing agent typically charges 3% of the sale price — about $2,565 on a $85,500 home. Ridley offers two flat-fee plans: Essentials ($999) with MLS listing, marketing tools, and self-service support, or Pro ($3,499) with a dedicated licensed agent. That saves you $1,566–-$934 compared to a traditional agent.

How long does it take to sell a home in Charleston?

The median home in Charleston currently spends 14 days on the market before going under contract, down 97% from last year. At a 102.6% sale-to-list ratio, sellers are getting very close to or above asking price. Only 40% of listings see a price drop, suggesting sellers can hold firm on pricing.

Do I need a real estate agent to sell in Tennessee?

No. Tennessee does not require you to use a real estate agent to sell your home. You can sell independently (FSBO) or use a flat-fee service like Ridley that gives you MLS access, professional tools, and expert support at a fraction of the traditional commission. On a $85,500 home, that could save you up to -$934.

What's included with Ridley Essentials and Pro?

Ridley offers two plans in Tennessee. Essentials ($999) includes MLS listing distribution, professional listing tools, marketing materials, and self-service support. Pro ($3,499) includes everything in Essentials plus a dedicated licensed agent partner, expert pricing consultation, offer review and negotiation support, contract and deadline management, and full closing coordination. Both save significantly vs. the traditional $2,565 commission.

National/Tennessee

Charleston, TN

Is Now a Good Time to Sell in Charleston, Tennessee?

The median home in Charleston sells for $85,500 with prices down 74.6% year-over-year. The average seller pays $2,565 in commissions — Ridley’s flat fee saves you -$934.

Charleston Real Estate Market Conditions — April 2026

55out of 100

Ridley Sell Score

How it's scored →

Moderate

55/100

A balanced market with opportunities for well-priced homes.

What this means for sellers

The Charleston market is balanced — neither strongly favoring buyers nor sellers. Accurate pricing is key: overpriced homes will sit, but correctly priced listings are still moving. Watch for competing listings dropping prices — come in sharp from day one. Sellers who prepare well can still achieve strong results.

Inventory TightnessFavors sellers

2.5 months of supply — below the 5-month balanced threshold — 43% below the Tennessee average of 4.4.

Price MomentumFavors buyers

Prices down 74.6% year-over-year — vs. +15.6% statewide.

Seller LeverageFavors sellers

Homes selling at 102.6% of asking — sellers are getting 2.6% above list on average. Tennessee average is 96.5%.

Bidding ActivityFavors sellers

50% of homes selling above list price — 211% above the Tennessee average of 16.1%.

Sale SpeedFavors sellers

14 median days on market — 90 days faster than the Tennessee average.

Market UrgencyFavors buyers

0% of listings go pending within 2 weeks — vs. 15.1% statewide.

Price StabilityFavors buyers

40% of listings have dropped their price — accurate initial pricing is critical. Tennessee average is 22.2%.

Score based on 7 real-time market signals. Updated with latest available data.

How it works →

Median Sale Price

The midpoint price of all homes sold in the past month. Half sold for more, half for less.

$85,500

-74.6%

Days on Market

How long the typical home sits on the market before going under contract. Lower is better for sellers.

-97%

Price per Sq Ft

Average cost per square foot of living space. Useful for comparing homes of different sizes.

$132

Sale-to-List Ratio

How close homes sell to their asking price. Above 100% means bidding wars; below means negotiation room.

102.6%

Months of Supply

How long it would take to sell all current listings at the current pace. Under 3 months favors sellers; over 6 favors buyers.

2.5

Seller’s market

Competitiveness

Overall market competition based on offers per listing, days on market, and sale-to-list ratio.

Very Competitive

Sold Above List

Percentage of homes that sold for more than their list price.

50%

Strong demand

Price Drops

Percentage of active listings that had a price reduction.

40%

Price carefully

12-Month Price Trend

$329,900 → $85,500

▼74.1%

$300K$200K$100K

MayJulSepNovJanMarApr

Data updated April 2026

Get AI-powered market intelligence

Personalized pricing signals, demand shifts, and Sell Score changes for Charleston — delivered monthly.

Your savings

How much can you save selling your home in Charleston?

The average Charleston homeowner saves -$934 by selling with Ridley instead of paying the traditional 3% listing commission on a $85,500 home.

$0Estimated savings

That covers your moving costs — save -1.1% of your home value

Your Charleston home value

$85,500

$50,000$10M

Traditional Agent (3%)

$2,565

Ridley Pro (flat fee)

$3,499

Ready to sell in Charleston?

Get a personalized selling strategy with AI-powered pricing analysis

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Cost comparison

How much does it cost to sell a house in Charleston?

The total cost to sell a house in Charleston in 2026 ranges from $999 with Ridley Essentials to approximately $2,565 with a traditional 3% commission on a $85,500 home.

	Traditional Agent	Best valueRidley Pro	Ridley Essentials	FSBO
Listing fee	$2,565	$3,499	$999	$0
Buyer agent	$2,3942.8% avg	$1,710~2% avg	$1,710~2% avg	$2,3942.8% avg
Closing costs (~1.5%)	$1,283	$1,283	$1,283	$1,283
Total cost	$6,242	$6,492	$3,992	$3,677
Net proceeds	$79,258	$79,008	$81,508	$81,823
You save	—	-$250	$2,250	$2,565No support