Here’s a current look (2025) at what’s happening in the Upstate South Carolina housing market — especially around Greenville, Spartanburg, and nearby areas. It’s a market in transition: less frenetic than during the peak seller-years, but still firm in many respects.

Key Indicators & Trends in the Upstate

MetricWhat’s HappeningImplications
Inventory / SupplyInventory has increased substantially. For example, in the Upstate overall, active listings are up ~43% year over year. Howard Hanna Allen Tate Blog In Greenville metro, homes for sale rose ~18-20% YoY. Reventure NewsBuyers now have more choices. The market is easing from being heavily supply-constrained. Sellers who priced aggressively in past years may find more resistance.
Closed / Pending SalesClosed sales are up modestly (Upstate +8% ~ Q2 vs. prior year) but pending/new sales are down in many areas, reflecting more buyer caution. Howard Hanna Allen Tate Blog+1Demand has softened somewhat. Buyers are more selective; less fear of missing out than in past years. Timing and pricing are more important.
Days on MarketHomes are staying on the market longer than before. In many parts of the Upstate, average days on market have increased modestly (e.g. into 40-60+ days in many cases, depending on type/location). Griffin Real Estate+2Bankrate+2Gives buyers more negotiating power. Sellers need to ensure their home is well presented, condition is good, price is realistic.
Sale Prices / AppreciationPrices are still rising in many cases, though the rate of gain is slowing. Some neighborhoods / luxury areas are holding up better than others. In Greenville, for example, median sale prices have ranged ~$310,000-$325,000 in many data sets. GreenvilleRealEstateHub.com+3Property Focus+3Griffin Real Estate+3 Also, luxury/desirable lake or mountain-adjacent areas are seeing stronger growth. Herlong Sotheby’s International RealtyFor buyers, there may still be price appreciation, especially in well-located homes. For sellers, pricing still matters. Overpricing risks staying on market too long.
Market Balance / Buyer vs Seller PowerThe market is shifting toward more balance. Some strong seller’s market edges remain, especially in high-demand neighborhoods or properties in excellent condition; but overall the market is less one-sided. Realtor+2GreenvilleRealEstateHub.com+2Negotiations are more common. Buyers have somewhat more leverage than a couple years ago. Sellers need to be more strategic.

Specifics: Greenville & Surrounding Areas

What Buyers & Sellers Should Keep in Mind

For Buyers:

  • More room to negotiate, especially if a property has lingered on the market.
  • Be ready to act on well-priced homes; though competition has eased, the best ones still move quickly.
  • Watch financing: mortgage rates are still a constraint, so affordability needs close attention. The true cost (interest, insurance, taxes) matters significantly.
  • Consider newer construction or outlying but growing suburbs if pricing in core neighborhoods is too steep.

For Sellers:

  • Pricing your home realistically from the start is more important than before. Overpricing can lead to long listings.
  • Prepare the home well (updates, staging) to stand out — buyer expectations are higher in many cases.
  • Marketing & presentation matter more, especially as more homes are competing for buyers’ attention.
  • Consider timing: seasonal trends can still affect sales (spring/summer often stronger).

Outlook

  • The Upstate market looks likely to maintain modest growth rather than rapid price increases.
  • Continued rise in inventory will probably further temper some of the most overheated segments.
  • Areas with strong amenities, lifestyle appeal, or commuter access (to Charlotte, Asheville, etc.) may do relatively well.
  • Risk of softness in lower-demand or fringe areas (less infrastructure, further from job centers) if buyer demand weakens further or rates stay high
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