Mount Pleasant has a reputation that precedes it. If you are looking at moving to mount pleasant sc, you likely already know it offers a manicured, coastal lifestyle that feels distinct from the historic bustle of downtown Charleston. It is cleaner, greener, and generally newer, but that polish comes with a price tag.
As we settle into early 2026, the median sale price for a home here hovers between $838,000 and $850,000. That number is your most realistic baseline for a standard single-family home. You might see data citing an average cost closer to $1.1 million, but don’t let that sticker shock scare you off immediately. The average is often skewed upward by multi-million dollar waterfront estates in the Old Village and along the harbor. The median is a much safer anchor for your budget planning.
However, the purchase price is just the cover charge. To really understand affordability here, you have to look beyond the mortgage. The real story of the cost of living in Mount Pleasant is found in the specific local carrying costs – things like flood insurance, regime fees, and our unique property tax structure.
Current Market Trends: Is it a Buyer’s or Seller’s Market?
If you were watching the charleston sc real estate guide back in 2022 or 2023, you remember the frenzy. Thankfully, 2026 looks different. The market has shifted from a frantic seller’s market to something far more balanced.
Inventory levels have increased year-over-year, meaning you actually have choices now. You aren’t forced to bid on the first house you see just because it’s the only one available. Consequently, homes are taking longer to sell. The Days on Market (DOM) average has crept up to around 89 days. This is good news for you because a home that sits for three months gives you leverage to ask for repairs or concessions.
Price stabilization is another welcome trend. The price per square foot has flattened out, landing roughly between $380 and $440. While we aren’t seeing a crash, the volatility has evaporated. If you are looking for a turnkey home under $900,000, expect competition to remain healthy. However, the luxury inventory priced over $2 million is moving much slower, giving buyers in that bracket plenty of room to negotiate.
Home Prices by Property Type
The type of roof over your head dictates your entry price more than anything else in this town. Mount Pleasant has a wide gap between detached homes and attached properties.
Single-Family Detached Homes This is the bread and butter of the market. If you want a standalone house with a yard, entry-level pricing generally starts around $700,000. If you want something updated or in a central location, you are quickly looking at the median range of $950,000.
Townhomes & Condos This is the “affordability hack” for many buyers. You can find condos for sale mount pleasant sc ranging from $400,000 to $650,000. It is a significant discount off the single-family price tag.
The Condo Warning Before you jump at a lower purchase price, check the monthly math. Condos and townhomes often come with high “regime fees” (our local term for HOA dues that cover exterior maintenance and insurance). These can easily run $500 to $800 per month. Sometimes, a $600,000 townhome with a high regime fee costs the same monthly as a $750,000 house with no regime fee.
Price Tiers by Neighborhood
Real estate here is incredibly localized. You can cross one intersection and see the price point jump by $300,000. Here is a rough breakdown of what your money buys in different parts of town.
Entry-Level ($500,000 – $750,000) It is getting harder to find detached homes in this bracket, but they exist. You are mostly looking at older neighborhoods in South Mount Pleasant that might need some updates, or newer, denser townhome communities in North Mount Pleasant, such as the subsections of Park West or Tupelo.
Mid-Range ($800,000 – $1.2 Million) This is the core market where the bulk of transactions happen. This budget gets you into popular, amenity-rich communities like Carolina Park, the interior sections of Dunes West, or Snee Farm. These are the neighborhoods people typically think of when they imagine the best neighborhoods in mount pleasant sc – tree-lined streets, community pools, and golf course access.
Luxury ($1.5 Million – $5 Million+) Once you cross the $1.5 million mark, you are looking at premier locations. This includes the historic charm of the Old Village near Shem Creek, the neotraditional architecture of I’On, or deep-water lots in Rivertowne. In these areas, you are paying for lifestyle, architecture, and proximity to the water.
The Hidden Costs: Taxes, HOAs, and Insurance
This is the section that catches most relocators off guard. If you are moving from a high-tax state like New Jersey or Illinois, the property taxes will look low. But the details matter.
Property Tax (The 4% vs. 6% Rule) South Carolina has a unique assessment ratio. If you live in the home as your primary residence, you are taxed at 4% of the assessed value. If it is a second home or an investment property, you are taxed at 6%. That sounds like a small difference, but the math results in the tax bill being roughly triple for non-residents. Make sure you file your legal residence application immediately after closing to lock in that 4% rate.
HOA Fees Almost every neighborhood in Mount Pleasant has a Homeowners Association. It is standard operating procedure here. Fees typically range from $1,300 a year in places like Carolina Park to over $2,500 a year in gated or golf communities like Dunes West.
Insurance We are on the coast, so insurance is a major line item. Standard homeowner’s policies often run $2,500 – $3,000 annually. Flood insurance is a separate policy and price varies wildly based on the flood zone. Always ask for a flood quote before you make an offer – do not guess.
New Construction vs. Resale Costs
There is always a premium for “new.” If you are hunting for new homes mount pleasant sc, expect to pay about 15% to 20% more than a comparable resale home.
Most new construction is happening north of Highway 41 in communities like Liberty Hill Farm or the extensions of Carolina Park. Land is scarce closer to the bridge, so builders are moving further out.
The trade-off is often between upfront cost and future maintenance. An older home in South Mount Pleasant might cost less per square foot, but you may need a significant renovation budget. Additionally, older homes that haven’t been updated for wind and hail mitigation can suffer from higher insurance premiums. New builds come with warranties and modern code compliance, which helps keep insurance costs down initially.
Price Comparison: Mount Pleasant vs. Charleston & Summerville
Value is relative. To understand if Mount Pleasant is worth it, you have to compare it to the neighbors.
Vs. Downtown Charleston Mount Pleasant generally offers more square footage and newer amenities for the same price as Downtown. You lose the historic walkability of the peninsula, but you gain a garage, a yard, and a modern floor plan.
Vs. Summerville & North Charleston This is where the price gap is most visible. Mount Pleasant is significantly more expensive – often a median gap of $300,000 or more. Buyers pay this premium for the lifestyle. You are paying to be on the “right side” of the Cooper River Bridge, meaning you have easier access to Sullivan’s Island and Isle of Palms beaches without a long commute.
2026 Outlook: What Buyers Should Expect
If you are planning to buy this year, the outlook is stable. We aren’t in the wild appreciation years of the early 2020s, but we aren’t crashing either.
Negotiation is Back Unlike recent years, you can now negotiate. Buyers are successfully requesting repairs, closing cost credits, and occasionally rate buy-downs. Don’t be afraid to ask.
Seasonality Inventory usually peaks in late spring. If you want the most options, look then. If you want the best deal, prices and competition often soften slightly in late fall and winter.
Long-term Value Mount Pleasant is geographically constrained by rivers and the ocean. There is only so much land left to build on. Even if short-term growth slows, the scarcity of land suggests that property values here will remain resilient over the long haul.
Frequently Asked Questions
What is the average home price in Mount Pleasant, SC right now?
As of early 2026, the median sale price is between $838,000 and $850,000. While the average price is often cited as being over $1.1 million due to luxury waterfront listings, the median is a more accurate figure for the typical buyer.
Are home prices dropping in Mount Pleasant?
Prices are stabilizing rather than dropping. While the price per square foot has flattened to the $380 – $440 range, high demand and limited land supply have prevented any significant decline in property values.
How much are property taxes in Mount Pleasant?
For owner-occupants (primary residence), property taxes are very low, with a median bill around $2,000 annually. However, investors and second-home buyers pay a 6% assessment rate, which can triple that tax bill, so it is vital to understand your classification.
Is it expensive to live in Mount Pleasant compared to Charleston?
Mount Pleasant is generally more expensive than North Charleston or Summerville but offers more space for the money compared to historic Downtown Charleston. The higher cost of living is largely due to housing prices and lifestyle amenities like proximity to the beaches and the harbor.
