Market Report: Charlotte,
St. Louis & Naples
Current housing data, trends, and actionable insights across the three markets I serve. Whether you are buying, selling, or just staying informed, this report gives you the numbers and the story behind them.
Charlotte data sourced from Canopy MLS (July 2026, the latest regional report) and Redfin-based trackers. St. Louis data from MARIS-based reports via county MLS updates and Redfin (2026 reports, with county updates covering May through August 2026). Naples data from the Naples Area Board of Realtors (July 2026, the most recent published report as of late September 2026). Mortgage rate data from the Freddie Mac Primary Mortgage Market Survey (September 17, 2026). Updated September 23, 2026.
What do these numbers mean for you?
Charlotte's housing market is settling into a healthy, more balanced rhythm. Active listings sit near 13,900 homes in the latest July 2026 counts, up roughly 10% year over year and near their highest level since before the pandemic, giving buyers a meaningful selection after years of critically tight supply. The median home price of approximately $410,000 reflects a modest 1.1% year-over-year gain. Months of supply sits near 4.4, while the region's homes spent an average of about 55 days on market in July 2026 per Canopy MLS, up from roughly 46 a year earlier, offering buyers time to make thoughtful decisions. Sellers who price accurately and present their homes well still see strong results. For both buyers and sellers, understanding these trends is the first step to making a smart move.
A More Balanced Market Is Taking Shape
Active listings across the Charlotte region sit near 13,900 homes in the latest July 2026 counts (Homes.com), with mid-year Redfin-based reporting showing even larger totals as the region holds the highest inventory levels since before the pandemic, up roughly 10% year over year. The additions are spread across price bands, so buyers finally have real selection after years of critically tight supply. Months of supply is roughly 4.4, still below the six-month balanced threshold but a meaningful step up from the conditions of recent years. For sellers, the message is clear: accurate pricing and strong curb appeal matter more than ever, because buyers now have options.
Prices Hold Steady with Modest Appreciation
The median home price in the Charlotte region sits at approximately $410,000, reflecting a modest 1.1% year-over-year gain. The region continues to absorb new inventory thanks to strong population growth and a diversified economy anchored in banking, fintech, and healthcare. This is the signature of a healthy, normalizing market, not a declining one. The pace of appreciation has slowed from earlier years, but home values remain solidly supported by demand.
The Pace Has Found a Healthier Rhythm
Homes in the Charlotte region spent an average of about 55 days on market in July 2026, per Canopy MLS, up from roughly 46 days a year earlier, and Redfin-based trackers show a similar, longer pace. That normalization gives buyers time to tour neighborhoods, arrange inspections, and make thoughtful decisions without a multiple-offer frenzy every weekend. In the hottest neighborhoods like South End, NoDa, and Dilworth, homes still move faster, but even there the pace has moderated. For buyers ready to act, this market offers the best combination of selection and breathing room in years.
Neighborhood Price Dynamics.
Values, inventory mix, and pace vary significantly by neighborhood. Here is how the key Charlotte submarkets look right now:
| Region | Price Range |
|---|---|
| Dilworth | $700,000 - $3M+ |
| Ballantyne | $450,000 - $700,000 |
| South End | $350,000 - $750,000 |
| Plaza Midwood | $775,000 - $960,000 |
| NoDa | $400,000 - $600,000 |
Fort Mill, Rock Hill, Tega Cay & Lake Wylie.
The South Carolina side offers significant advantages for buyers, from lower property taxes to strong school districts. Each community has its own market dynamics:
| Community | Price Range | Days on Market |
|---|---|---|
| Fort Mill | $490K - $550K | 60 Days |
| Rock Hill | $325K - $335K | 64 Days |
| Tega Cay | $505K - $545K | 80-115 Days |
| Lake Wylie | $515K - $565K | 50-75 Days |
Waxhaw, Marvin & Indian Trail.
Union County continues to draw families for its top-rated school districts, larger lots, and growing retail and dining infrastructure. The market has softened notably, creating opportunities for buyers who are ready to act.
| Community | Price Range | Days on Market |
|---|---|---|
| Waxhaw | $650K - $720K | 60-75 Days |
| Marvin | $1.2M - $1.4M | 120-170 Days |
| Indian Trail | $438K - $475K | 60-75 Days |
What do these numbers mean for you?
The St. Louis housing market in 2026 is still defined by one dominant trend: growing inventory. Active single-family inventory sits near 2,600 listings metro-wide in the MARIS-based mid-2026 summaries, roughly two months of supply, giving buyers far more options than they had a year or two ago. County medians vary widely: about $325,000 in St. Louis County (August 2026, up about 12% year over year), near $385,000 in St. Charles, about $312,000 in Jefferson, and roughly $261,000 in the City. With median days on market near 49 metro-wide in the mid-2026 reports, well-priced homes in desirable suburbs still move quickly, while other areas offer more breathing room. Across all of it, the region's exceptional affordability makes it a compelling destination for first-time buyers, growing families, and investors.
St. Louis Remains a Steadily Affordable Market
The greater St. Louis area continues to offer one of the most affordable housing markets among major U.S. metros. Active single-family inventory sits near 2,600 listings metro-wide in the MARIS-based mid-2026 summaries, with months of supply running roughly 2.0 to 2.9 months depending on the county as the market loosens from the critically tight conditions of 2023-2024 and edges toward balance. For buyers, particularly those coming from higher-cost markets, St. Louis still represents exceptional value and a strong opportunity to build equity.
Prices Are Climbing Steadily as Affordability Endures
County medians vary widely, so we quote them as honest ranges: about $325,000 in St. Louis County on the August 2026 update (up about 12% year over year, the strongest gain in the metro), near $385,000 in St. Charles County, about $312,000 in Jefferson County, and roughly $261,000 in the City, with metro-wide sold medians running about $310,000-$320,000. Rising sales prices alongside bigger inventory reflect a market working through more supply rather than flagging demand, and St. Louis remains one of the most accessible major metros in the country, priced well below the national median. The region's diversified economy and stable job market provide a solid foundation. For sellers, especially in premium suburbs with top-rated schools, accurate pricing and strong presentation remain the keys to a successful sale.
A Tale of Two Paces: County vs. City
Metro-wide median days on market ran near 49 days in the mid-2026 MARIS-based reports, but the pace splits sharply by location: Redfin's 2026 three-month figures show the City and Jefferson County at roughly 17 to 19 days, while more deliberate corners of the market sit well above the metro median. Well-priced homes in desirable suburbs like Kirkwood, Clayton, and Webster Groves still move quickly, often with multiple offers within days, while other city neighborhoods offer more breathing room and negotiating power. For sellers in the county suburbs, pricing correctly and presenting well is still the formula for a quick sale. The defining trend of 2026 in St. Louis remains inventory growth, and it is reshaping how buyers and sellers approach the market.
Neighborhood Price Dynamics.
From historic city neighborhoods to premier county suburbs, here is how the key St. Louis submarkets look right now:
| Region | Price Range | Days on Market |
|---|---|---|
| Central West End | ~$433,000 | Under 20 Days |
| Clayton | Premium | Under 20 Days |
| Webster Groves | $350K - $500K | Under 20 Days |
| Kirkwood | $350K - $500K | Under 20 Days |
| Downtown St. Louis | ~$260,000 | 30-45 Days |
| Benton Park | $285K - $317K | 30-45 Days |
What do these numbers mean for you?
The Naples market in 2026 has settled into a balanced, sustainable rhythm. The overall median closed price now stands at approximately $590,000, up 2.6% year-over-year, with active inventory at roughly 4,415 listings, down about 21% year-over-year to a multi-year low. Months of supply sits near 5.8 months, squarely in balanced-market territory. This is a healthy market where buyers can negotiate thoughtfully and sellers can find qualified buyers for well-presented homes. The condo segment, in particular, offers strong value and good negotiating room.
Naples Market Is Finding Its Footing After Post-Pandemic Adjustments
Naples experienced extraordinary price growth during the pandemic years, and 2026 has brought a normalization from those highs. The overall median closed price is now approximately $590,000, up 2.6% year-over-year, with single-family homes around $745,000 (up about 13% year over year) and condos near $400,000 (down about 5% year over year). Active inventory has tightened to roughly 4,415 listings, down about 21% year-over-year to a multi-year low. Months of supply sits near 5.8 months, squarely in balanced-market territory, and closed sales jumped about 14.5% year over year as buyers gain confidence in the market.
Buyer Activity Is Picking Up as the Market Stabilizes
The days of offering well above asking price sight-unseen are largely behind us. Average days on market now sits around 108 days, up about 7% year-over-year, giving buyers time to tour properties, arrange inspections, and negotiate terms. Sellers are offering concessions in many transactions, including closing cost credits and rate buydowns. The market is finding a sustainable pace that works for both sides, with balanced conditions and real opportunities for negotiation, especially in the condo segment.
What This Means for Buyers and Sellers in Naples Today
For buyers, the Naples market offers a clearer picture than it has in years. Prices are more grounded, inventory sits at roughly 4,415 active listings, and the urgency of the pandemic-era frenzy has given way to thoughtful decision-making. The condo segment offers strong value with good time frames for due diligence. For sellers, the key is pricing strategically from day one and presenting your property in its best light; move-in ready, competitively priced homes are finding buyers. Offering an incentive like a rate buydown can make all the difference. Across both segments, continued in-migration from northern states provides long-term demand. This is not a downturn; it is a healthier, more balanced market.
Neighborhood & Property Type Dynamics.
From Gulf-front luxury to family-friendly inland neighborhoods, here is how the key Naples submarkets look right now:
| Region | Price Range |
|---|---|
| Old Naples | $2M+ |
| Pelican Bay | $600K - $1.2M |
| Vanderbilt Beach | $500K - $1.5M |
| North Naples | $450K - $900K |
| East Naples | $350K - $600K |
| Marco Island | $700K - $1.8M |
What Are Today's Rates?
Mortgage rates have stayed elevated through mid-September 2026, with the 30-year fixed averaging 6.95% and the 15-year fixed at 6.26% in the latest Freddie Mac survey (week ending September 17, 2026). While these rates impact buying power, they also reduce competition, and many buyers are finding creative ways to make their numbers work with the help of a knowledgeable lender.
What Higher Rates Mean for Buyers
Elevated rates reduce buying power by roughly 10-15% compared to the sub-3% era, but they also mean less competition from other buyers. Many sellers are willing to negotiate on price or offer rate buydown concessions to close the deal. The key is coming in with a strong pre-approval and a clear understanding of your budget.
What Higher Rates Mean for Sellers
Sellers need to be realistic about pricing in this rate environment. Homes that are priced competitively and show well are still moving, but overpriced listings sit. Offering a rate buydown or closing cost credit can be an effective way to attract qualified buyers without dropping your list price.
The Big Picture
While no one can predict exactly where rates will go, the consensus among economists points to possible gradual declines if inflation continues to moderate. The smartest move is to buy when you find the right property at a price that works for you, and refinance when rates eventually improve. Time in the market beats timing the market.
Practical Advice Based on the Data
Markets change, but the fundamentals of a smart real estate decision do not. Here is how to navigate the current markets across Charlotte, St. Louis, and Naples, whether you are buying or selling.
For Buyers
- You have options, especially in Charlotte and St. Louis City.
With inventory up across all three markets, you can take your time touring properties, comparing neighborhoods, and making an offer you feel confident about. In Naples, consider condos for maximum leverage.
- Negotiate the terms, not just the price.
In softer submarkets like York County, Union County, and Naples condos, sellers are more open to closing cost credits, rate buydowns, and reasonable inspection requests. Use a thorough home inspection to negotiate wisely.
- Get pre-approved before you start touring.
With rates where they are, knowing your exact buying power is essential. A pre-approval also shows sellers you are serious, which matters even in a slower market.
- Consider the full cost of waiting.
Even with elevated rates, buying now locks in today's price. If rates decline later, you can refinance. But waiting for lower rates while prices continue to appreciate could cost you more in the long term.
For Sellers
- Price it right from day one.
The data is clear: overpriced homes sit while accurately priced homes sell. In Charlotte, sellers currently receive about 96% of their original asking price on average, according to the latest Canopy Realtors data, and that figure drifts lower as inventory grows. The first two weeks on market are critical, especially in St. Louis County where demand is strongest.
- Curb appeal and staging are non-negotiable.
Buyers have choices now, and they will pass on a home that does not photograph well or show well. Invest in professional photography, decluttering, and minor repairs before listing. In Naples, where condo inventory is high, presentation is everything.
- Offer incentives to differentiate your home.
A rate buydown contribution or closing cost credit can make your listing stand out in a market where buyers are rate-sensitive. It is often more effective than dropping the list price, especially in the Charlotte and St. Louis markets.
- Work with an agent who knows all three markets.
This market rewards precision. From pricing strategy to marketing to negotiation, having an agent who lives and breathes these markets -- Charlotte, St. Louis, and Naples -- makes the difference between a home that sells and one that lingers. I bring cross-market intelligence and deep negotiation savvy to every listing.
Want a Personalized Market Analysis?
Every family's situation is different. I compile customized market summaries for every client that cover your specific neighborhood, price range, and timeline -- across Charlotte, St. Louis, or Naples. Let's talk about what these numbers mean for your move.