Seabrook Island Q3 2026 Housing Market Report

The third quarter of 2026 reshaped the Seabrook Island market more than it strengthened it. Residential closings eased to 44 from Q2's 56, yet total residential volume rose to $68.1 million — up 6.7% — as buyers concentrated in the upper tiers of the detached market. The detached median sold price climbed 16% to $1,795,000 over Q2.

Villas and cottages held their pricing almost exactly level with Q2, and half of all attached sales closed within the first 30 days. Properties that entered the market above buyer expectations continued to pay for it in time and in price.

The pattern that has defined this market across every quarter of data held once again: pricing discipline from launch remains the single most predictive factor in seller outcomes. For more Seabrook Island housing market reports, visit our Seabrook Island Market Reports hub.
 

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Q3 2026 Seabrook Island Market Overview

From July 1, 2026, through September 30, 2026, Seabrook Island recorded 45 closed transactions across homes, villas, and land — fewer sales than Q2, but higher total dollar volume.

Q3 2026 Snapshot

All Property Types:

• Total Closed Transactions: 45
• Total Residential Closings: 44

• • 28 Single-Family Homes (Detached)
  • 16 Villas & Cottages (Single-Family Attached)

• Vacant Land Closings: 1
• Single-Family Homes Volume: $55,822,500
• Villas & Cottages Volume: $12,299,000
• Total Residential Volume: $68,121,500
• Vacant Land Volume: $525,000
• Total Q3 2026 Market Volume: $68,646,500

Pricing Overview:

• Detached Median Sold Price: $1,795,000
• Attached Median Sold Price: $629,500
• Land Median Sold Price: $525,000
• Overall Residential Average Sold-to-List Ratio: 95.43%
• 45% of Residential Properties Sold Within 30 Days

Source: Charleston Regional MLS. Information deemed reliable but not guaranteed.

Single-Family Homes (Detached) – Q3 2026

28 Closed Sales | $55,822,500 in Volume

Pricing:

• Average Sold Price: $1,993,661
• Median Sold Price: $1,795,000
• Price Range: $385,000 – $4,450,000
• Average List Price per Sq. Ft.: $729
• Average Sold Price per Sq. Ft.: $696
• Average Sold-to-List Ratio: 95.38%
• Average Sold-to-Original-List Ratio: 92.92%
• Median Price Change from Original List: -$107,000 (-6.47%)

Property Profile:

• Average Bedrooms: 3.7
• Average Bathrooms: 3.4
• Average Square Footage: 2,767 sq. ft.
• Median Square Footage: 2,699 sq. ft.

Market Pace:

• Median Days on Market: 34 days
• Average Days on Market: 81 days
• 42.86% sold within 30 days
• 25.00% required 121+ days

Detached homes accounted for 82% of total residential dollar volume in Q3 — up from 69% in Q2 — and were the reason total volume rose even as overall closings declined. The median sold price rose 16% to $1,795,000 from Q2's $1,545,000, and the average price per square foot rose from $628 to $696.

The luxury tier led the quarter. Six homes closed at $3,000,000 or more, totaling $22,050,000 — roughly 40% of all detached volume. The top sale, $4,450,000, closed at its full list price.

Properties that launched accurately and sold within the first 30 days averaged a sold-to-original-list ratio of 96.00%. The median days on market was 34, longer than Q2's 22, suggesting buyers took more time to commit at higher price points.

Properties requiring 121 or more days averaged a sold-to-original-list ratio of 87.60% — an 8-point gap from early-market performance. Price reductions, extended carrying costs, and diminished buyer confidence all contribute to that erosion.

The median price change of -$107,000 from the original list price clearly signals that the market continues to set its own level, regardless of where sellers begin.

Villas & Cottages (Single-Family Attached) – Q3 2026

16 Closed Sales | $12,299,000 in Volume

Pricing:

• Average Sold Price: $768,688
• Median Sold Price: $629,500
• Price Range: $380,000 – $1,550,000
• Average List Price per Sq. Ft.: $609
• Average Sold Price per Sq. Ft.: $581
• Average Sold-to-List Ratio: 95.52%
• Average Sold-to-Original-List Ratio: 94.31%
• Median Price Change from Original List: -$31,000 (-3.98%)

Property Profile:

• Average Bedrooms: 2.0
• Average Bathrooms: 2.1
• Average Square Footage: 1,280 sq. ft.
• Median Square Footage: 1,122 sq. ft.

Market Pace:

• Median Days on Market: 30.5 days
• Average Days on Market: 47 days
• 50.00% sold within 30 days
• 6.25% required 121+ days

Villas and cottages again recorded the strongest early-absorption rate of any residential property type, with half of all closings occurring within the first 30 days. Closings fell from 29 to 16, but the median sold price held essentially even at $629,500, compared with Q2's $630,000, and the average price per square foot rose from $550 to $581.

The segment's average price rose to $768,688 as larger villas played a bigger role. Four attached sales closed at $1,000,000 or more, led by two closings at $1,550,000.

The average DOM fell sharply, from 99 days in Q2 to 47 days, and only one attached sale required 121 or more days. Properties selling within 30 days averaged a sold-to-original-list ratio of 97.95%; those taking 31 to 120 days averaged 91.15% — a 7-point gap that shows how quickly leverage shifts once a listing passes its first month.

The median price change of -$31,000 (-3.98%) is modest in dollar terms but consistent in direction.

Vacant Land – Q3 2026

1 Closed Sale | $525,000 in Volume

Pricing:

• Sold Price: $525,000
• List Price: $550,000
• Sold-to-List Ratio: 95.45%
• Sold-to-Original-List Ratio: 95.45%
• Sold Price vs. List Price: -$25,000 (-4.55%). The list price was not reduced during the listing period.

Market Pace:

• Days to Contract: 14

Land activity slowed to a single closing in Q3, down from six in Q2. The sale was a 0.27-acre lagoon-front homesite that went under contract in 14 days without a price reduction.

One transaction isn't enough to define a trend. Still, it matches Q2's pattern: well-positioned Seabrook Island homesites continue to attract buyers quickly and close near asking price.

Q3 2026 Takeaways

• 44 residential closings and 1 land closing produced $68,646,500 in total Q3 market volume — 2.3% above Q2, despite 17 fewer transactions.
• Detached homes accounted for 82% of residential dollar volume, with a median sale price of $1,795,000 (up 16% from Q2) and a top sale of $4,450,000.
• Six detached homes closed at $3,000,000 or more, together producing $22,050,000 in volume.
• The villa and cottage segment again recorded the highest early-absorption rate, with 50% of closings occurring within 30 days and a median price of $629,500, flat with Q2.
• Early-market detached sellers (0–30 days) averaged a sold-to-original-list ratio of 96.00%; those requiring 121+ days averaged 87.60% — an 8-point gap.
• Early-market villa sellers averaged 97.95% of the original list; those taking 31–120 days averaged 91.15%.
• Vacant land produced a single closing at $525,000, under contract in 14 days with no price reduction.
• Residential prices ranged from $380,000 to $4,450,000, reflecting broad participation across buyer profiles.

• What This Means for Buyers:

Q3 2026 rewarded preparation, especially in the villa and cottage segment, where half of all closings occurred within 30 days. Buyers who hesitated on accurately priced inventory often missed out.

In the detached segment, the first weeks on market remained the most competitive window, with early sellers averaging 96% of their original list price. Buyers with flexibility found more room to negotiate on the 25% of detached listings that took 121 or more days, with sold-to-original-list ratios averaging 87.60%.

With only one land closing this quarter, homesite buyers should evaluate each parcel on its own merits rather than rely on recent comparable sales.

• What This Means for Sellers:

Summer 2026 confirmed what the data has shown consistently: the Seabrook Island housing market is active and buyers are well funded, but they are informed and selective.

The reward for accurate pricing from launch — in speed, in final sale price, and in overall outcome — is clearly measurable. Detached sellers who priced correctly closed within 30 days at 96.00% of the original list price.

Those who did not averaged 87.60% after 121+ days. The villa segment tells the same story, with early sellers at 97.95% of the original list. As the market moves into fall and winter, pricing strategy remains the highest-leverage decision in the process.

Q3 2026 – Bottom Line

Seabrook Island's third quarter of 2026 saw fewer transactions but more dollars — 44 residential closings, $68.6 million in total volume, and a 16% jump in the detached median price to $1,795,000. The luxury detached tier drove the quarter, with six sales at $3 million or more.

Villas and cottages held prices steady and sold efficiently, with half selling in the first 30 days. Vacant land posted one clean closing with no price reduction.

The market is healthy, buyer demand at the upper end is strong, and the gap between well-positioned inventory and overpriced listings continues to show up in every quarter of data.

For more quarterly housing data, visit our Seabrook Island housing market trends hub.

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