BERKELEY COUNTY, S.C. – South Carolina home prices have climbed dramatically over the past decade, rising 86.5% since 2016 — an increase of $141,004 in the state’s median home price — according to a new analysis from Construction Coverage. The report, which examined Zillow, HUD, and U.S. Census Bureau data, ranks South Carolina 18th in the nation for home price growth over the last 10 years.
The findings highlight a widening gap between home values and household incomes. While the state’s median home price surged nearly 87%, median household income grew 53.9% over the same period, intensifying affordability pressures even as the broader housing market shows signs of cooling.
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But in Berkeley County — one of South Carolina’s fastest‑growing counties — the trend is even more pronounced.
Berkeley County Housing Market Still Running Hot
Berkeley County continues to be one of the Lowcountry’s most competitive housing markets, fueled by rapid population growth, new industry, and sustained demand.
According to Zillow’s latest data (updated April 30, 2026):
- Average home value: $373,997
- 1‑year change: –0.9% (a slight dip after years of rapid growth)
- Median sale price: $383,083
- Median list price: $411,650
- Homes go pending in: 45 days
- Active inventory: 1,602 homes
- New listings: 388 in April
Local markets across the county show wide variation:
Median Home Values by Community (Zillow ZHVI)
- Huger: $500,764
- Pinopolis: $495,785
- Moncks Corner: $365,302
- Goose Creek: $323,626
- Ladson: $315,358
- Bonneau: $311,903
- Cross: $224,980
- St. Stephen: $204,223
- Daniel Island: $1,475,410
- Summerville: $381,565
- Hanahan: $413,393
- Jamestown: $255,693
The data underscores how Berkeley County’s mix of suburban growth, lakefront communities, and rural areas creates a wide pricing spectrum — but overall, values remain significantly higher than they were a decade ago.
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Statewide Trends Mirror National Patterns
The Construction Coverage report shows that South Carolina’s home price growth closely tracks national trends:
South Carolina (2016–2026)
- Median home price:
- 2016: $163,080
- 2026: $304,083
- Total increase: +$141,004
- Percentage increase: +86.5%
- Median household income (2024): $69,324
- 10‑year income growth: +53.9%
United States (2016–2026)
- Median home price:
- 2016: $201,838
- 2026: $366,019
- Total increase: +$164,181
- Percentage increase: +81.3%
- 10‑year income growth: +51.0%
While South Carolina’s growth is slightly above the national pace, the state remains more affordable than many fast‑growing regions in the Mountain West and New England, where home prices more than doubled.
Post‑Pandemic Market Cooling, But Affordability Still Tight
The report notes that home prices surged 40% in just over two years following the COVID‑19 recession — the fastest spike in modern U.S. history. Prices have since stabilized, but elevated mortgage rates and inflation continue to limit affordability.
Even with slight year‑over‑year declines in some markets, buyers in South Carolina — and especially Berkeley County — are still facing historically high prices relative to income.
