Market Report · Q3 2026 · Old Village, SC

Old Village Listings Are Rare — And They're Selling For More Than Ever

If you've had your eye on a specific street in Old Village — Pitt, Middle, Venning, anywhere within walking distance of Alhambra Hall — you already know the frustrating part isn't price. It's that almost nothing comes up for sale, and when it does, it moves fast among buyers who've been waiting years for a shot at this particular few blocks of Mount Pleasant. That dynamic hasn't changed in 2026. What has changed is what those rare listings are commanding.

What's Actually Happening

Old Village doesn't get broken out as its own line item in MLS reporting — it sits inside the broader Lower Mount Pleasant (Area 42) numbers, which is the closest lens we have on it. Through the first five months of 2026, Lower Mount Pleasant's median sales price climbed to $1,251,190, up 4.3% from $1,200,000 over the same period in 2025, and average sales price rose 6.2% to $1,572,190. Closed sales held essentially flat, 256 versus 260 a year ago, while new listings actually rose 4.5% to 437. Homes are also sitting a bit longer — days on market moved from 36 to 39 — and sellers are receiving 95.5% of original list price, essentially unchanged from a year ago. In a neighborhood like Old Village, where the buyable inventory is a small fraction of that overall Area 42 total, these figures likely understate just how competitive the true Old Village pocket remains.

Why Fixed Supply Keeps Winning

Old Village is Mount Pleasant's original neighborhood, and there's no more land to build on and very little appetite among owners to sell what they have. The housing stock — a mix of modest, beautifully kept cottages and grander historic homes — simply doesn't turn over the way newer Mount Pleasant subdivisions do. That scarcity is the whole story here. Even as the broader Lower Mount Pleasant market shows closed sales flattening out and days on market inching up — signs of a market that's giving buyers slightly more room to breathe — Old Village itself doesn't really soften, because there's rarely enough supply for buyers to have real leverage. The five-minute walk to Alhambra Hall and the harbor, the walkable grid of streets, and the sense of being in Mount Pleasant's true historic core keep demand concentrated on a very small footprint.

What This Means If You're Buying or Selling

If you're selling in Old Village, you're in about as strong a position as this market allows — but don't assume that means skipping preparation. Even with limited competition, well-presented homes with realistic pricing are still commanding the strongest results and the most serious buyer pools. If you're buying, be ready to move the moment something in your target streets appears, and have financing and decision-making sorted out well in advance — the wait for the right house can be long, but the window to act on it is often short. Off-market conversations matter more here than almost anywhere else in Mount Pleasant.

Source: The Cassina Group's Local Market Update, May 2026, citing Charleston Trident Association of REALTORS® MLS data for the Lower Mount Pleasant (Area 42) market, year-to-date through May 2026 versus the same period in 2025.

Thinking about buying or selling in Old Village? Contact Chris Eller directly for current listings and off-market opportunities.