Midlands Real Estate Market Update – Summer 2025
The weather isn’t the only thing holding steady in South Carolina this summer—so is the real-estate market. Lakefront inventory at mid-to-upper price points remains tight, and, as of this writing, no new lake homes in that bracket have gone under contract this week. Yet properties are moving. Understanding how and why is the key to securing the next sold sticker.
A Snapshot of Today’s Market
Since mortgage rates first climbed north of 7 percent in July 2022, buyers and sellers across the Midlands have had to adjust. In that same window our team has guided more than 525 families to the closing table, maintains 50+ active listings, and tracks 30-plus pending contracts at any given moment. These figures matter less as a brag sheet and more as proof that clear market visibility breeds better strategy in an unprecedented climate.
Why Traditional “Comps” Don’t Tell the Whole Story
A year ago, appraisals leaned heavily on what the neighbor’s home fetched last spring. Today, pricing is two-tiered:
Current Competition – How your property stacks up against active listings buyers can tour right now.
Current Demand – What buyers are actually signing on this week (pending sales).
Monitoring both tiers in real time lets sellers position intelligently and course-correct before the market makes that decision for them.
Marketing That Moves the Needle
Uploading a listing to the MLS and crossing fingers is yesterday’s playbook. Successful sellers are winning with layered, data-driven exposure:
Teamwide amplification – Multiple Realtors promote each listing across their personal spheres, multiplying reach organically.
Home-specific websites – Dedicated URLs, boosted by paid ads, funnel qualified traffic straight to detailed photo galleries and virtual tours.
Relentless digital campaigns – Social retargeting, email drips, and agent-to-agent outreach run continuously until a contract is in hand.
Proprietary tactics – From hyper-local video spots to geo-targeted YouTube ads, fresh strategies keep listings top-of-mind even when buyers scroll past the usual portals.
Re-Positioning: Smart Price Adjustments
No seller loves the idea of a reduction, but “if it isn’t selling, it isn’t compelling.” Our summer playbook:
Day 14 – If showings are strong but offers are silent, we examine a data-backed repositioning sized to the neighborhood and price tier.
Days 21–28 – A micro-adjustment—often as little as $100 to $2,500—refreshes the listing on 250+ websites, re-triggers buyer alerts, and puts the home atop search results again.
Ongoing – Each tweak is paired with a fresh marketing blast so the price shift becomes a headline, not a footnote.
Across the Midlands, most homes—resales and new construction—ultimately secure contracts after at least one strategic price move.
Market Mindset & Negotiations
When the market tightens, many agents slash ad budgets first. We went the other way, doubling ours in 2025 to guarantee maximum exposure. The objective remains the same: generate an offer, then leverage current data to negotiate every dollar and term in the seller’s favor. Even in a price-sensitive environment, informed preparation can convert an initial lowball into a win-win closing.
Bottom Line
This summer’s Midlands market rewards sellers who embrace real-time positioning and buyers who recognize value the moment it appears. Whether you’re prepping a Lake Murray showpiece or hunting for a foothold in Lexington, success hinges on actionable data, relentless marketing, and steady negotiation.
Reach out to Patrick O’Connor, Team Lead, for more details about today’s market and how our strategies can help you buy or sell with confidence.