Columbia Midlands Market Update - August 2026

August in the Columbia Midlands is hot, humid, and honestly, the market has cooled off a little too — which is not a bad thing. Inventory is still trending up in most areas, prices have leveled off, and buyers are finding they have more room to breathe than they did this time last year. Sellers who price smart and present well are still getting their homes sold. The ones chasing last year's numbers are sitting.

Lake Murray

Lake Murray waterfront remains its own animal. The median across the lake is running around $449,000 to $500,000, with prime shoreline on the Irmo and Chapin sides climbing well north of $1 million. Homes are averaging 58 to 63 days on market. The higher-end properties sit longer, but a well-priced home with good dock access still draws attention. If you are shopping the lake right now, you have more choices than you did six months ago.

Lexington

Lexington's median is holding around $310,000 to $325,000, with homes sitting roughly 35 to 45 days before going under contract. Inventory remains strong — well over 700 active listings — which gives buyers the most selection they have had in years. If you are selling in Lexington, condition and price matter. The ones that show well and are priced right still move. The rest sit.

Irmo

Irmo continues to be one of the more balanced pockets in the Midlands. The median sale price is around $252,000 to $287,000 depending on the neighborhood, and homes are averaging 45 to 58 days on market. Inventory is steady, with about 200 active listings. It is a solid market for buyers looking for value without sacrificing proximity to the lake or downtown Columbia. Sellers need to be realistic about where the comps are landing.

Chapin

Chapin's median sits around $440,000 to $470,000. Homes are moving in about 50 to 52 days on average. One thing worth noting: lakefront inventory near Chapin dropped earlier this year, so if you want waterfront in that area, competition is tighter than the non-lake market. Outside the water, the market is more relaxed and buyers have room to negotiate.

Northeast Columbia

Northeast Columbia, especially the 29229 corridor, remains active. The median price is around $265,000 to $280,000, with homes going under contract in roughly 23 to 40 days. New construction is still expanding out there, which keeps inventory available and prices accessible. It is a strong option for first-time buyers and families watching their budget.

What This Means for You

This market is not tilted hard in either direction. Buyers have choices and time. Sellers who price well and show their home at its best are still finding buyers. The window is open if you are on either side of the table — you just have to know what the numbers actually look like in your specific area.

If you want to talk through what any of this means for your situation — buying, selling, or just figuring out if now is the right time — reach out. I am always glad to have that conversation.