The September 2025 Berkeley County stats tell a clear story — while prices continue to climb, market activity is moderating. The median sold price rose nearly 5% year-over-year to $330,000, and the average sold price reached $342,440, a 3.7% increase. Yet, closed sales dipped by almost 4%, and pending transactions are down sharply from last year. This signals a cooling in transaction volume even as prices remain firm, which suggests sellers are holding value but buyers are being more selective. For investors using hard money financing, that means profit margins will depend more on buying right and adding value than relying on market appreciation alone.
The second key trend is inventory expansion. Active listings are up nearly 15% from September 2024 — the highest level in over a year. That added supply gives investors more leverage in negotiations and more opportunities to find motivated sellers, particularly among properties that linger beyond 30 days on the market. The average days on market fell to 26, down from 31 last year, but this shorter timeframe may reflect well-priced listings moving fast while overpriced ones sit longer. For Jump Capital borrowers, this is the moment to have cash-ready capital — being first to act on a good deal is often the difference between landing it and losing it.
Finally, while volume and inventory have shifted, the steady rise in both detached and attached home prices reinforces Berkeley County’s underlying strength. Detached homes climbed nearly 3% year-over-year, showing that buyer demand remains healthy, especially in affordable or upgraded product. Investors should focus on value-add flips or BRRRR projects that can hit the $300K–$340K resale range — where the bulk of movement still happens. With Jump Capital’s flexible hard money loans, investors can move quickly on opportunities others can’t finance conventionally. The bottom line: prices are up, competition is softening, and liquidity wins — this is the window for strategic, well-funded investors to step in.
Bill@MDWVHomebuyer.com
301-707-1678
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