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 Realtors, The Luxury Playbook, and regional MLS reports. St. Louis data from eMetropolitan, HouseSoldEasy, FRED, and Redfin. Naples data from Naples Area Board of Realtors, the Naples Golf Guy, and FRED. Mortgage rate data from the Freddie Mac Primary Mortgage Market Survey. Updated August 10, 2026.
What do these numbers mean for you?
Charlotte's housing market is settling into a healthy, more balanced rhythm. With active listings up roughly 10% year-over-year, buyers finally have a meaningful selection after years of critically tight supply. The median home price of $412,000 reflects steady, sustainable appreciation that builds equity without pricing out new buyers. Median days on market has normalized to 45 days, giving buyers time to make thoughtful decisions while 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 in the Charlotte metro have climbed to approximately 17,500 homes, up roughly 10% year-over-year according to mid-2026 data from Canopy Realtors and regional MLS reports. The months-of-supply now sits at approximately 3.0 months, still below the balanced-market threshold of 6 months but moving steadily in the right direction. For buyers, this means a noticeably wider selection than you would have found even a year ago, especially in the mid-range price bands. For sellers, the message is clear: accurate pricing and strong curb appeal matter more than ever, because buyers now have options.
Prices Remain Steady with Sustainable Growth
The median home price in Charlotte sits at approximately $412,000, reflecting moderate year-over-year appreciation of 2.5%. The median price per square foot hovers around $219, and the market continues to absorb new inventory thanks to the region's strong population growth, anchored by a diversified economy in banking, fintech, and healthcare. About 42% of properties still sell above asking price, and sellers are receiving roughly 95% of original list price on average. This is the signature of a healthy, normalizing market, not a cooling one.
The Pace Has Found a Healthier Rhythm
Median days on market has settled at approximately 45 days, up from the white-hot pace of 14 to 19 days in 2023-2024. This normalization is actually good news: it means buyers have the time to tour neighborhoods, arrange inspections, and make thoughtful decisions without the desperate pressure of a multiple-offer frenzy every weekend. In the hottest neighborhoods like South End, NoDa, and Dilworth, homes still move in under 20 days. In more transitional areas and at higher price points, buyers get a more deliberate window. Closed sales have moderated year-over-year as mortgage rates have stayed elevated, but the demand is still there -- it just looks different than it did two years ago.
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 | $725,000 - $1M+ |
| Ballantyne | $500,000 - $800,000 |
| South End | $400,000 - $625,000 |
| Plaza Midwood | $525,000 - $900,000 |
| NoDa | $375,000 - $575,000 |
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 | $497K - $546K | 59 Days |
| Rock Hill | $317K - $329K | 54-62 Days |
| Tega Cay | $505K - $587K | 80-117 Days |
| Lake Wylie | $425K - $700K | 50-70 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 | $1.19M+ | 171 Days |
| Indian Trail | $448K - $483K | 62 Days |
What do these numbers mean for you?
The St. Louis housing market is a story of two landscapes. St. Louis County, with its top-rated schools and suburban neighborhoods, remains a strong seller's market where homes under $350,000 often attract multiple offers within days. The City proper, meanwhile, offers buyers more inventory, longer time frames, and greater negotiating power. Across both, the region's exceptional affordability relative to the national median makes it a compelling destination for first-time buyers, growing families, and investors who want their dollars to go further.
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, with a median sale price around $305,000. Inventory has climbed to over 6,274 active listings, up roughly 10.3% year-over-year, giving buyers more options than they have seen in recent years. With months of supply ranging from 1.9 months in St. Louis County to 3.6 months in the City proper, the market remains tilted toward sellers in the county while the city offers more balanced conditions. For buyers, particularly those coming from higher-cost markets, St. Louis represents exceptional value and a strong opportunity to build equity.
Prices Are Climbing, but Affordability Endures
The metro-wide median sale price of approximately $305,000 reflects a 3.6% year-over-year increase, with St. Louis County leading at roughly $312,000 (up 3.6%) and St. Louis City proper at around $240,000 (up 6-8%). The price per square foot sits at $179, up 4.1% year-over-year. Even with steady appreciation, St. Louis remains roughly 48% below the national median home price, making it one of the most accessible markets for first-time buyers, growing families, and investors alike. The region's diversified economy and stable job market provide a solid foundation for continued moderate growth.
A Tale of Two Paces: County vs. City
The median days on market across the metro sits at approximately 44 days, but the experience varies dramatically by location. In St. Louis County, well-priced homes in desirable suburbs like Kirkwood, Clayton, and Webster Groves still move in under 14 days, often attracting multiple offers. In the City proper, where inventory is more abundant, buyers have a more deliberate pace of 47 days or more. For sellers in the county suburbs, the market remains a strong seller's environment -- pricing correctly and presenting well is still the formula for a quick sale. For buyers, the city neighborhoods offer more breathing room and negotiating power, especially in areas like Benton Park, Downtown, and the Central West End.
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 | Premium | Under 20 Days |
| Kirkwood | $350K - $500K | 14-21 Days |
| Downtown St. Louis | ~$260,000 | 45-60 Days |
| Benton Park | $285K - $317K | 30-45 Days |
What do these numbers mean for you?
The Naples market in 2026 is defined by a striking divergence between single-family homes and condominiums. Single-family properties are seeing strong price appreciation and tightening inventory, while the condo segment offers buyers significant leverage with elevated supply and flat pricing. Closed sales are surging across both segments, showing that demand is alive and well. Understanding which side of this divide your search falls on is the key to making a smart move in Naples.
A Market of Two Halves: Single-Family vs. Condos
Naples in 2026 presents a striking contrast between single-family homes and condominiums. Single-family homes command a median price of approximately $750,000, up 7.6% year-over-year, with inventory declining 22% and just 5.0 months of supply. Condominiums, by contrast, are firmly in buyer's market territory with a median price of $450,000 (flat year-over-year), 7.7 to 9.8 months of supply, and prices roughly 8% below their 2022-2023 peak. This divergence -- what analysts call the "Great Housing Reset" -- means buyers and sellers need drastically different strategies depending on the property type they are pursuing.
Sales Activity Is Surging as Buyers Return
Despite the mixed pricing picture, the Naples market is showing strong signs of life. Closed sales jumped 9.9% for single-family homes and 18.2% for condos in May 2026 compared to the same month last year. Pending sales surged 38.2% year-over-year in April 2026, indicating that the pipeline of future closings is filling up. The combination of moderating mortgage rates, a favorable inventory picture for single-family buyers, and deep price discounts in the condo segment is drawing buyers back into the market. For sellers, the key is understanding which side of the divide your property falls on.
What This Means for Buyers and Sellers in Naples
For single-family home buyers, the market is increasingly competitive with rising prices and tightening inventory. Acting quickly and coming with a strong pre-approval is essential. For condo buyers, the situation is reversed: elevated inventory and flat or falling prices create significant negotiating room, especially in the mid-range price points. Sellers of single-family homes are in an excellent position with prices climbing 7-8% and inventory contracting. Condo sellers face a more challenging environment where pricing competitively, offering incentives, and positioning the property well are critical to closing a deal. Across both segments, the broader trend toward balanced conditions suggests moderate 3-5% appreciation through late 2026, with continued in-migration from northern states providing underlying demand.
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 remained elevated through mid-2026, hovering near highs not seen in a year. 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 where rates will go, the consensus among economists is that gradual declines are possible later in 2026 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, about 42% of properties still sell above asking, but that number narrows 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.