"How's the Market?"
It’s the question Jeff and I are asked most, and the real answer is: it depends.
As gated golf club community specialists, we can confidently say the market is not moving as one single story. Each community is behaving differently right now, and understanding those differences is where experience matters.
Looking at the past six months, Colleton River is running at roughly 5.7 months of inventory with a median of 72 days on market. Belfair is at 7.3 months of supply with a median 131 days on market, meaning pricing discipline is critical. Berkeley Hall is sitting closer to 9.1 months of supply, giving buyers more leverage. Oldfield is tighter at just 3.9 months of supply and 66 median days, making it one of the more active segments. Palmetto Bluff continues to command premium pricing with the highest price per square foot, but also longer marketing times. Hampton Hall and Hampton Lake are both seeing extended days on market around 135 or more, reinforcing the importance of strong positioning.
What does this mean for sellers?
It means we are operating in a more segmented, value-driven market. Higher price points, particularly turnkey homes with strong golf, lagoon, or marsh views, are still moving. Buyers are simply negotiating more thoughtfully. Most homes are selling slightly under list price, and days on market have risen across nearly every community.
Inventory has increased modestly, giving buyers more options. Median prices have softened slightly, while average prices have held firm in certain luxury segments. That tells us premium properties are still commanding strong numbers when priced correctly.
This is not a stalled market. It is a strategic market.
Homes that succeed right now are priced intentionally from day one, prepared to compete visually and condition-wise, and marketed with precision to the right buyer pool.
One of the biggest mistakes we see is sellers pricing based on last year’s peak or future hope. Buyers are studying price per square foot, months’ supply, and days on market within each individual community. They know the numbers, and so do we.
Because we are actively selling in Belfair, Berkeley Hall, Colleton River, Oldfield, Hampton Hall, Hampton Lake, and Palmetto Bluff, we have real-time feedback from showings, negotiations, and contracts, not just MLS data. That matters in a market where leverage shifts neighborhood by neighborhood.
For sellers willing to follow a disciplined pricing and marketing strategy, timing can still be excellent. Homes are selling, just not overnight.
We avoid bold forecasts. We focus on managing expectations, protecting leverage, and positioning our sellers to win in the current environment.
If you are considering selling, Jeff and I would be happy to review your specific community’s data and provide an accurate, thoughtful valuation based on what is happening locally right now, not what the national headlines suggest. If you would ever like a thoughtful market valuation of your home or simply want to talk through what today’s market means for you, we are always happy to help.
Our Thanks,
Johnny & Jeff
