If you’re buying or selling in South Carolina, one of the first questions you’ll ask is: What’s the market doing right now? From Charleston’s high-end coastal homes to Orangeburg’s affordable living, every market tells a different story. At Carolina Properties, our focus is on Lake Marion waterfront homes in Santee, SC, but understanding nearby markets like Charleston, Columbia, Orangeburg, and Greenville helps buyers and sellers make smarter decisions.
Below we break down the most recent single-family home prices across five South Carolina cities—Charleston, Orangeburg, Columbia, Santee, and Greenville—based on research from the past few months.
Section 1: Charleston, SC – Luxury Market, Rising Again After a Dip
Charleston continues to lead South Carolina’s real estate market. In recent months, the median sale price of a single-family home sits around $675,000, with the average climbing above $1 million. That’s no surprise—Charleston’s coastal charm, historic architecture, and booming tourism market keep demand strong.
Key Market Insights:
- Charleston experienced slight declines in early 2025, giving buyers temporary relief.
- By mid-year, prices began trending upward again, reflecting limited supply and consistent demand.
- High-end buyers dominate the Charleston market, making it one of the most competitive areas for waterfront and historic homes.
For buyers comparing to Santee and Lake Marion, Charleston offers a higher cost of entry but also strong long-term appreciation.
Section 2: Orangeburg, SC – Affordable Entry Point with Fast Growth
Orangeburg is South Carolina’s most affordable single-family housing market, with an average price around $212,000. This is significantly lower than Charleston or Greenville, making Orangeburg attractive to first-time buyers and retirees.
Key Market Insights:
- Prices have risen sharply in percentage terms, even though the dollar amounts remain low.
- Orangeburg is a buyer’s market, with more inventory available compared to Charleston and Greenville.
- Proximity to Columbia and Lake Marion makes Orangeburg appealing for buyers who want value and convenience.
For buyers in the Lake Marion area, Orangeburg offers budget-friendly alternatives while still being close to waterfront living in Santee.
Section 3: Columbia, SC – The State Capital Balances Affordability with Growth
Columbia, the state capital, offers a balance between affordability and opportunity. Recent averages show single-family homes selling in the mid-$200,000s.
Key Market Insights:
- Columbia is currently a buyer’s market, with steady prices and more homes to choose from.
- Stable government and university jobs provide a reliable housing demand.
- Growth is slower than Charleston or Greenville, but Columbia offers predictable stability.
For those considering Santee, Columbia’s market often serves as a benchmark, since many commuters and retirees split time between the capital and Lake Marion.
Section 4: Santee, SC – Lake Marion’s Hidden Waterfront Market
Santee is a small market compared to Charleston or Greenville, but its Lake Marion waterfront homes set it apart. The average home price sits in the mid-$200,000 range, making it comparable to Columbia but with the added value of lakefront living.
Key Market Insights:
- Santee remains affordable compared to Charleston, while offering direct access to South Carolina’s largest lake.
- Buyers from Charleston, Columbia, and Greenville often look to Santee for second homes and vacation retreats.
- The waterfront lifestyle drives higher demand for lake-access properties compared to inland homes.
For sellers, this means proper marketing of Lake Marion listings is critical—highlighting the lake lifestyle is what sets Santee apart in the state housing market.
Section 5: Greenville, SC – Upstate Growth Hub with Mid-Range Prices
Greenville is South Carolina’s upstate success story. Single-family homes average in the mid-$300,000s, higher than Columbia or Santee but still below Charleston’s luxury market.
Key Market Insights:
- Greenville has seen modest year-over-year growth, despite higher inventory.
- Its combination of tech, healthcare, and manufacturing jobs makes it a strong economic hub.
- While not a waterfront market, Greenville attracts buyers who want mountain views and modern downtown living.
For Lake Marion buyers, Greenville represents a different lifestyle choice, but its growth underscores the demand across South Carolina.
Conclusion – What This Means for Buyers & Sellers Around Lake Marion
Across the state, South Carolina’s housing markets show clear diversity:
- Charleston – high prices, luxury-driven demand.
- Orangeburg – most affordable, growing fast.
- Columbia – stable and steady.
- Santee (Lake Marion) – unique waterfront value.
- Greenville – mid-range, with strong growth.
For buyers and sellers around Lake Marion, the data is clear: you can get more home for your money compared to Charleston or Greenville, with the added bonus of waterfront living. Sellers should emphasize Santee’s value and lifestyle appeal, while buyers should act before more out-of-town investors discover this hidden gem.
Ready to Buy or Sell Around Lake Marion?
Whether you’re looking for a Lake Marion waterfront retreat, a family home in Santee, or you’re ready to list your property, Carolina Properties is here to guide you every step of the way. Our team knows the Lake Marion market inside and out, and we’ll make sure your home gets maximum exposure—or help you find the perfect property at the right price.
Call us today to speak with a local agent who truly understands Lake Marion living.