What I’m seeing on James Island right now is a market that still rewards well-prepared sellers, but it rewards them for different reasons than the frenzy years. Zip 29412 remains one of Charleston’s high-demand suburban pockets (about a 20-minute drive from where we are based in Mount Pleasant), and the August 2026 numbers tell a clear story: prices are up year over year, homes that are priced to the market are moving faster than last August, and inventory is a touch tighter even as closed sales climbed.
August 2026 snapshot: James Island (29412) Residential
- Median sale price: $600,000, up 6.15% from $565,250 in August 2025
- YTD median sale price: $625,000, up 3.09% vs YTD 2025
- Median days on market (CDOM): 21 days, down from 49 days a year ago (−57%)
- Absorption rate: 3.17 months of supply (vs 3.62 in Aug 2025)
- Closed sales: 59 in August (vs 48), +22.9%; YTD closings 498 vs 460 (+8.3%)
- Active listings: 185 (vs 193); new listings: 79 (vs 96, −17.7%)
Here’s how we read that for homeowners: the median is firming, not freefalling. Fewer new listings came to market in August than last year, actives slipped slightly, and yet more homes closed. Those are classic signs of demand absorbing what’s available when pricing and presentation line up. The jump in average sale price (to $991,906) is real, but a handful of higher-end closes can pull the average; the $600,000 median is the cleaner pulse of the typical James Island sale last month.
Scroll the live James Island listings below, then keep reading for what days on market, months of supply, and price-band activity mean if you’re weighing a sale in 29412.
Market Data: James Island
| Total Listings: | 308 |
|---|---|
| Average Price: | $796,554 |
| Highest Listing Price: | $4,700,000 |
| Average Days On Market: | 200 |
15 of 308 listings found — map results shown
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What the numbers mean for James Island homeowners right now
I’m James Schiller, and I’ve spent 25+ years helping Charleston-area sellers. Our team watches 29412 the same way we watch Mount Pleasant: by the month and by the segment, not by national headlines. Below is how we’re interpreting the August 2026 market summary for sellers who want clarity, not hype.
Sale prices: steady median, louder average
August’s $600,000 median is a meaningful step up from last August’s $565,250. Year-to-date, the median sits at $625,000 (vs $606,250 in YTD 2025). That YTD lift of about 3% is the kind of measured appreciation sellers can plan around. It’s neither a boom nor a bust.
The average sale price of $991,906 in August (+40% vs August 2025’s $706,889) shows that upper-tier and waterfront-adjacent homes, when they trade, still move the needle hard. If your home sits in that higher band, the market is capable of strong outcomes; if you’re nearer the median, the $600K figure is the more relevant benchmark for setting expectations.
Time on market: the median seller’s clock got shorter
Median cumulative days on market fell to 21 days in August 2026 from 49 days in August 2025. Average CDOM improved as well, to 49 days from 60. Year-to-date, both median and average CDOM are essentially flat with last year at 22 and 50 days, which tells me August itself was a particularly efficient month for homes that connected with buyers.
What that means for you: when a James Island listing is positioned correctly, the market can still respond quickly. The island’s wider month-to-month swings remind us that “average days” hide a lot of property-by-property difference. We help you read your micro-comp set, not just the zip headline.
Inventory and pace: still a seller-leaning supply picture
August closed with 185 active listings (vs 193), 79 new (vs 96), 56 pending (vs 65), and 59 sold (vs 48). Fewer homes came on and more homes closed. The absorption rate of 3.17 months (down from 3.62) keeps 29412 well under the traditional six-month “balanced” yardstick, which is why well-matched listings still find buyers without needing a fire-sale narrative.
YTD absorption is a bit higher than last year (3.23 vs 2.96), so we’re not pretending it’s 2021. We are saying James Island remains a comparatively lean-supply Charleston suburb, and that matters when you choose timing and list strategy with our team.
Price-band nuance: where 29412 is actually trading
Looking at year-to-date closed sales through August, the heart of James Island activity still clusters from roughly the $400Ks
through the $700Ks, with the $600–699K band at 73 sales in both YTD 2026 and YTD 2025, a sign of rock-steady demand in that pocket. The $400–499K band edged up to 72 from 67. The $900–999K band more than doubled year over year (30 vs 13), and the $1M–$1.5M band held firm (49 vs 46).
On the active side in August, the heaviest shelves were $500–599K (28 homes), $1M–$1.5M (27), and $600–699K (25). If your home competes in those lanes, competition is real, and that’s exactly where pricing discipline and presentation separate a 21-day story from a longer one.
Seller FAQ, answered with the August 2026 data
- Are James Island home values still rising?
- On the median, yes. August 2026’s $600,000 median is 6.15% above August 2025, and the YTD median is up 3.09% to $625,000. That’s steady appreciation, not a speculative spike.
- Is it taking longer to sell in 29412?
- Not by August’s median: CDOM was 21 days versus 49 a year earlier. YTD median CDOM is unchanged at 22 days, so the longer view is stable even as individual months swing.
- Is there “too much” inventory for sellers?
- August actives were slightly lower than last year (185 vs 193), new listings were down 17.7%, and months of supply sat at 3.17. That’s still a lean, seller-leaning picture relative to a balanced six-month market.
- Does my price band matter as much as the zip median?
- Absolutely. YTD closings show different energy by band. For example, $900–999K activity jumped sharply while $600–699K held flat at 73 sales. We map your home to the bands and comps that actually compete with it.
Talk with us about your James Island home
If you’re considering a sale this season or next, we’re happy to walk through a James Island seller consultation and valuation built on these MLS figures and the micro-comps around your street, not a generic online estimate. Call the James Schiller Team at 843-473-8061 or request a conversation when you’re ready. No pressure, just clear numbers and a plan that fits how you want to move.
Exploring the island as a place to live, not only as a market? See our James Island lifestyle & community page for the neighborhood side of the story.
Source: flexmls Market Summary, 29412 Residential, August 2026 (© 2026 MLS and FBS). Supporting trend data: Charleston Trident Association of REALTORS® Market Monitor, © 2026 ShowingTime Plus, LLC. Information deemed reliable but not guaranteed.