2025 Lake Murray, SC Report & 2026 Forecast
In 2025, the luxury market exploded and the overall Lake Murray market remained one of the strongest segments in the Midlands, driven by steady demand from local buyers and a continued influx of relocations from across the country. Inventory tightened on all sides of the lake, and homes continued to move at a reasonable 59 days on market average, pushing prices upward across all lakefront categories.
-Patrick O’Connor, Top Lake Murray Realtor
Chapin / Lake Murray
83 Sales in 2025
Chapin's luxury market is surging. The area saw significant growth in 2025 and the top price went to our Team’s listing, 220 Old Forge Road, which closed at $2,625,000.
But that sale wasn't an outlier - it was part of a movement.
Volume: 37 homes closed over $1 million.
Value: The average price per square foot hit $363.18, with several top-tier properties commanding upwards of $600 per square foot.
Lexington / Lake Murray
29 sales in 2025
The Lexington side of Lake Murray is stronger than ever. In 2025, we saw one of the highest sales ever recorded: 218 Captains Watch in Spence Plantation, which commanded $8,250,000. That momentum carried through the luxury sector, with two other sales topping $3 million and four more closing between $2 million and $2.5 million.
Perhaps most telling was a quiet, off-market deal close to town set to close around $4,000,000. These figures aren't just strong - they are historic. Lexington has never seen a luxury market like this.
Gilbert / Leesville Lake Murray
50 Sales in 2025
The Gilbert / Leesville side has seen impressive appreciation over the last five years. The standout sale was 108 Harvest Moon Drive in Leesville’s Harbour Watch, closing at $2,050,000. Gilbert also made a strong showing, with its top sale at 446 Belle Lindler Road closing for $1,092,500.
Volume: 7 homes closed over $1 million.
Value: The average price per square foot hit $367.37, with a significant premium at the top - 6 of the 50 sales commanded between $525 and $844 per square foot.
8 of these sales were manufactured homes between $273,400 and $525,000
Columbia / Irmo Lake Murray
15 Sales in 2025
The Columbia / Irmo side saw steady market activity. The top sale was 527 Regatta Road, closing at $1,925,000.
Volume: 7 homes closed over $1 million.
Value: The average price per square foot hit $423.28, with several premier properties commanding upwards of $600 per square foot.
Saluda / Prosperity / Newberry
42 Sale in 2025
This area saw solid market activity with an average price of $655,103. The top sale was 145 Middleton Place closing at $1,450,000. This side of the lake moved quickly due to the lower price point at an average of 69 days on market.
Volume: 5 homes sold over $1,000,000 with an
Value: The average price per square foot was $322.48 with 6 closing over $400 per sqft.
CMLS data only (1/1/2025-12/11/2025; excludes off-market, lot, and unreported new construction sales.
Lake Murray Real Estate Market Forecast
Looking Ahead to 2026
Lake Murray continues to operate in its own category within the Midlands market, and the outlook for 2026 remains exceptionally strong. As interest rates begin to ease, I expect entry-level prices on the lake to rise and the luxury sector to accelerate even further. Lake Murray’s waterfront market is positioned to outpace national appreciation forecasts, with renewed buyer demand pushing both values and competition higher throughout 2026.
Lake Murray’s Relocation Boom and Why It Is Not Slowing Down
Lake Murray has always been popular with Midlands residents, but the last few years have brought an unprecedented wave of out-of-state buyers. We are seeing more relocation activity than ever from New York, New Jersey, Illinois, Ohio, Michigan, Florida, Texas, and California. The question is why. What is driving this shift?
For many of these buyers, Lake Murray feels significantly undervalued compared to other luxury lakes in the region. Take Lake Norman for example, located about 95 miles away near Charlotte. Prices there have climbed sharply, and many buyers feel priced out. When they compare the two lakes, they quickly realize that Lake Murray offers a better overall recreational experience, cleaner water, and a more enjoyable environment for families who want room to spread out on the water.
Lake Murray also outperforms other major South Carolina lakes. Lakes Marion and Moultrie offer size but not the same water clarity, lifestyle amenities, or proximity to thriving suburban communities. Lake Monticello and Lake Hartwell appeal to niche buyers, but neither provides the balanced combination of recreation, convenience, neighborhoods, schools, and year round lake living that Lake Murray delivers. For buyers seeking a primary residence on a lake, Lake Murray consistently stands out as the most complete option in the state.
Lake Norman benefits from its proximity to Charlotte and its busy waterfront scene, but its dense development and heavy boat traffic limit the recreational feel. Lake Murray provides a more relaxed, spacious atmosphere that appeals to buyers who want true lake living without congestion or commercialization.
We are also seeing more buyers who begin their search in Charleston or along the South Carolina coast. With home prices in many of those communities doubling or tripling in recent years, buyers often look inland for more value. This leads them to the Midlands and ultimately to Lake Murray, where they find more house, more land, and more water for their money without sacrificing lifestyle or convenience.
Lake Murray is no longer a hidden gem. It is becoming a nationally recognized destination, and the steady influx of relocation buyers reflects that growth.
My 2026 Forecast: Continued Demand and Luxury Explosion
National forecasts for 2026 remain modest. Fannie Mae, Goldman Sachs, and Realtor.com expect home prices to rise roughly 1 to 3 percent, while the National Association of Realtors projects about 4 percent appreciation. I believe Lake Murray is positioned to outperform all of them.
Relocation demand continues to surge, especially from states where lake and coastal markets have already experienced major price jumps.
The luxury sector will continue to drive the market in 2026. We have seen more sales over 2 million dollars in the last few years than ever before, along with rising price per square foot numbers on deep water, well located properties. High end inventory is limited, and the most desirable parts of the lake are largely built out, which will continue pushing prices higher.
My projection is clear. Lake Murray will outpace national appreciation in 2026. Expect mid single digit growth across the broader lake market and even stronger gains at the top end. More record breaking sales above 2 and 3 million dollars are likely as luxury buyers continue to target the lake and prime properties become increasingly scarce.
Selling On Lake Murray?
Don't Just List.
Maximize Your Equity.
In a shifting market, "luck" isn't a strategy. See the proven marketing formulas we use to break price records on Lake Murray.
Why "Standard" Marketing Gets Standard Results
Most agents simply list a home on MLS and hope for the best. But to set a record price, you have to create demand. We use data-driven campaigns, lifestyle storytelling, and targeted social ads to find buyers who didn't even know they were looking.
The result? You don't leave money on the table.
Notable Lake Murray Team Sales & Marketing Examples
Owning a home on Lake Murray, I am personally invested in helping homeowners achieve the highest price possible when selling. Below are examples of our recent Lake Murray sales along marketing examples that showcase how we present and promote out client’s homes on the lake.
Lake Murray Highlights
The house matters, but the Lake Murray lifestyle is just as powerful. Showcasing the neighborhood helps buyers fall in love before they ever step inside and elevates their perception of the home’s value.
Our Team’s Current Lake Murray Listings
About The Patrick O’Connor Team
Backed by more than 400 five-star reviews across leading real estate platforms, The Patrick O'Connor Team at Coldwell Banker Realty has established a benchmark for trust and exceptional service in Irmo, SC, on Lake Murray and throughout the greater Columbia area. This acclaim includes 200+ reviews on Zillow praising the team’s extensive market knowledge, a perfect 5-star average on Realtor.com highlighting the team’s attention to detail, 150+ reviews on Google Business Profile celebrating the team’s responsive communication, and 50+ Facebook reviews noting their innovative marketing approach.
Client feedback like 'Patrick and his team exceeded my expectations with their professional, knowledgeable approach and perfect strategy to sell my home quickly, his communication made the process smooth and stress-free' underscores The Patrick O'Connor Team’s commitment to delivering advisor-level expertise and care.
With over 1,544 homes successfully closed in the greater Columbia area over 11 years, totaling over $500 million in sales, The Patrick O'Connor Team brings proven market mastery to every transaction. Representing 821+ sellers and 723+ buyers, highlights include homes on and around Lake Murray including waterfront and lakefront properties and single-family homes in Lexington (721+), Columbia, Elgin, Lugoff and Camden residential sales (534+), Irmo, Chapin and Prosperity market transactions (289+), with a significant amount of the families they help purchasing new construction homes across the greater Columbia area (350+). Specializing in family relocations, luxury home sales, Lake Murray luxury properties, and new construction guidance, The Patrick O'Connor Team leverages deep market insights to guide clients throughout South Carolina's communities.
The Patrick O’Connor Team is Coldwell Banker’s #1 Team in South Carolina and a top 1% team in the United States, recognized by the Realogy brand, RealTrends.