MARKET ANALYSIS · SPRING 2026
Richland and Kershaw counties are shifting. Here's what the April 2026 data tells us — and what it means for your next move.
QUICK ANSWER
The South Carolina housing market is shifting. And if you're thinking about buying or selling in Richland, Kershaw, Florence, or Sumter counties, you need to understand what the April 2026 data is telling us.
Because the playbook that worked in 2024 doesn't work anymore.
TREND #1
Active listings
↑ 12%
Month-over-month — first real breathing room for buyers since late 2024.
For the past two years, the story in Columbia and surrounding areas was simple: not enough homes. Buyers were competing over scraps. Multiple offers on everything. Sellers dictating terms.
That's changing. We're seeing 12% more active listings in April compared to March. That might not sound dramatic, but in a market that's been inventory-starved since 2023, it's significant.
You have choices again. You're not forced to make a decision in 24 hours. You can compare properties, negotiate terms, and make informed decisions instead of panic offers.
Competition is real. You're not the only house on the block anymore. Pricing and presentation matter more than they have in years.
TREND #2
Average sale price
↓ 3.2%
From the March peak. Not a crash — a normalization.
Let's be clear: prices aren't collapsing. We're not in 2008. But the relentless upward climb has paused. Average sale prices in Richland County are down 3.2% from the March 2026 peak. In Kershaw County, we're seeing a 2.8% pullback. Florence and Sumter are essentially flat.
For sellers: price it right the first time. Overpricing and waiting for someone to "meet your number" doesn't work anymore. The market will tell you what your house is worth — and it's being honest right now.
TREND #3
Days on market
28 → 34
Six extra days. In real estate, time is negotiating power.
In January and February, homes were moving in under 20 days. By March, we were at 28 days. Now? 34 days.
When a home sits for 10 days, sellers have options. They can wait. They can be picky. They can hold firm on price. When a home sits for 35 days, sellers get nervous. Motivation increases. Flexibility increases.
TREND #4
Multiple-offer share
65% → 42%
Strongest buyer position since fall 2025.
This is the big one. In early 2026, 65% of homes were getting multiple offers. Bidding wars were the norm. Now? Only 42% of sales involve multiple offers. That's the difference between "take it or leave it" and "let's talk."
You can negotiate. Inspection contingencies? Back on the table. Asking for repairs? Reasonable. Requesting seller credits? Worth a shot. For the first time in years, you're not at the mercy of sellers who know three other offers are coming tomorrow.
TREND #5
30-year fixed
~6.5%
Buyers waiting for cuts. Sellers waiting for spring demand. Both can't be right.
Everyone's watching the Fed. Rates are hovering around 6.5%. Not terrible. Not great. But stable. The problem: buyers think rates will drop to 5.5% by fall. Sellers think demand will surge once rates drop.
Waiting for perfect conditions is a losing strategy. If rates drop to 5.5%, home prices will surge as buyers flood back. Your "savings" on interest will be wiped out by higher purchase prices.
If you're ready to buy and you find the right house, buy it. You can refinance later if rates drop. But you can't go back and buy that house at today's price once demand returns.
NEIGHBORHOOD READ
METHODOLOGY
Every morning at 3:30 AM, my AI system scrapes the CMLS (Carolina Multiple Listing Service) for me. It pulls new listings, price changes, status changes, and days-on-market trends.
By 4 AM, I have a full report waiting: what hit the market overnight, what sold, what's been sitting too long. That's the edge in 2026. Data moves fast. If you're relying on monthly reports, you're behind.
FORECAST
Continued softening. Inventory will climb another 5–8%. Prices will dip another 2–3%. Days on market will stretch to 40+. Buyers gain more leverage.
Stalemate. Buyers waiting for rate cuts. Sellers waiting for demand. Low transaction volume. Minimal price movement.
Wild card. If the Fed cuts rates, we'll see a surge. If they hold, we'll see further softening. Either way, volatility returns.
ACTION PLAN
BOTTOM LINE
We're not crashing. We're not booming. We're normalizing. For buyers, this is the window — the first real opportunity to buy without panic since 2023. For sellers, this is the reality check. Price matters. Presentation matters. Timing matters.
The best real estate decisions are made before the trend becomes obvious to everyone else. Right now, the data is telling us something. The question is: are you listening?
GET IN TOUCH
Let's talk strategy. I'll pull current comps and give you a real read on the market — no pressure, no obligation.