Charleston, SC
Charleston merits selective investigation by buyers who can tolerate affordability pressure, active construction and hurricane-wind exposure; yield-focused buyers needing a wide starting cushion should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Charleston merits selective investigation by buyers who can tolerate affordability pressure, active construction and hurricane-wind exposure; yield-focused buyers needing a wide starting cushion should avoid it. Median value is $436,297, median asking rent is $2,066 and gross yield is 5.68%.
Demand signals are positive but modest: jobs rose 0.5% year over year, rents rose 3.2% and tax filings show net household migration of 6,447. Yet home values slipped 0.75%, and 28.34% of listings had price drops. That mix points to tenant-demand support but weak resale pricing.
The main underwriting restraint is the combination of a 5.12 price-to-income ratio, 8,430 permits and hurricane wind risk. Buyers should investigate property-level insurance, construction competition and achievable rent before proceeding; insurance premiums and neighborhood-level vacancy are not published.
Frequently Asked Investor Questions
Are jobs, rents and household migration all positive?
What negotiating signals are visible in current listings?
What climate-cost information is available?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Charleston as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 66 | 30% | 19.80 |
| Rent trend | 48 | 25% | 12.00 |
| Affordability | 24 | 15% | 3.60 |
| Supply pressure | 16 | 15% | 2.40 |
| Climate risk | 2 | 15% | 0.30 |
| Published score | 38 | ||
CES employment grew 0.5% year over year -> the labor signal is positive but modest.
Median asking rent rose 3.2% to $2,066 -> rent momentum is positive, but the 5.68% gross yield must absorb operating costs.
A $436,297 median value equals 5.12 times median income, while rent is 29.08% of income -> affordability is a material constraint.
The market recorded 8,430 permits alongside 3.7 months of supply and 68 median days on market -> pipeline competition is a risk, while current listings show some negotiating room.
The 0.474% annual climate loss ratio is tied to hurricane wind -> property-level insurance and resilience checks are central to underwriting.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Affordability is constrained: median value is 5.12 times median income, and rent is 29.08% of income.
- The supply pipeline is active, with 8,430 permits alongside 3.7 months of listed supply.
- Hurricane wind is the dominant hazard, with an annual climate loss ratio equal to 0.474% of building value.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
Metros that behave like Charleston
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Charleston, SC (Target) | 38 | $436k | $2,066 | 5.7% | ▲ 0.5% |
| Albany, NY | 75 | $378k | $1,679 | 5.3% | ▲ 0.8% |
| Modesto, CA | 44 | $470k | $2,045 | 5.2% | ▲ 0.7% |
| Richmond, VA | 59 | $400k | $1,772 | 5.3% | ▲ 0.2% |
| Allentown, PA | 70 | $370k | $1,861 | 6.0% | ▲ 1.1% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |