Mount Pleasant, South Carolina · MLS checked 2026-09-03
Selling here
Every site will give you an instant estimate of what your house is worth. None of them will tell you what your actual neighbors actually closed at, how long it took them, or how many of them took less than they asked. That last number is the one that decides your list price, and it is on this page.
What your neighbors got
Closed sales from the MLS over a 24-month window. Where a row reads “50 of 109”, the figures come from the 50 most recent of 109 closed sales rather than all of them, and it is labelled that way rather than being passed off as a census. Where a neighborhood has had fewer than five sales, nothing is published beyond the count — a median drawn from three houses is noise dressed as a number.
| Neighborhood | Sales | Median close | Days on market | Close vs first ask | Took less |
|---|---|---|---|---|---|
| Snee Farm | 50 of 109 | $899,000 | 15 | 95% | 36 of 50 |
| Brickyard Plantation | 25 of 59 | $850,000 | 9 | 100% | 12 of 25 |
| Hamlin Plantation | 44 | $1,022,500 | 25 | 97% | 30 of 44 |
| Oyster Point | 25 of 66 | $895,000 | 8 | 98% | 17 of 25 |
| Moore's Landing | 12 | $900,000 | 20 | 96% | 9 of 12 |
| Linnen Place | 4 | — | — | — | — |
| Porchers Preserve | 2 | — | — | — | — |
Based on information from CHS Regional MLS for the period 2024-09-03 through 2026-09-03.
Why the last column matters most
“Close vs first ask” compares the sold price to the original list price, not the last one. Most market reports quote close-to-list, which quietly resets every time a seller cuts the price — so a house that asked for a million, dropped twice and sold for eight hundred thousand still shows as 100%. Measured against the first number the seller believed, the picture is honest, and it is the best evidence you have for what your own first number should be.
What you keep
Sale price is not proceeds. This is the South Carolina version, including the deed recording fee that national calculators leave out and sellers meet for the first time at the closing table.
What you actually walk away with
A South Carolina net sheet — including the deed stamps most calculators forget.
Estimated net proceeds
$445,125
- Sale price
- $750,000
- Commission (whatever you negotiate)
- −$0
- SC deed stamps — $1.85 per $500
- −$2,775
- Closing attorney
- −$1,200
- Repairs agreed after inspection
- −$0
- Closing costs you agreed to pay
- −$0
- HOA transfer / estoppel
- −$400
- Everything else
- −$500
- Mortgage payoff
- −$300,000
The line people miss
South Carolina charges a deed recording fee of $1.85 per $500 of the sale price and the seller is primarily liable for it. On this sale that is $2,775. No national net-sheet tool includes it, which is why out-of-state sellers are surprised at closing.
An estimate, not a closing statement. Your attorney produces the real figures, and prorated taxes, HOA dues, rent or fuel are settled at closing and are not modelled here. Commission is whatever you and your agent agree in writing. Deed fee per S.C. Code Title 12, Chapter 24.
What actually moves your number
Your first list price, more than anything else
The column above shows how many sellers in each of these neighborhoods took less than they first asked. Overpricing does not cost you a week; it costs you the buyers who were watching in the first ten days, and those are the ones who pay the most. A price cut brings back a smaller audience.
How many houses you are competing with
Inventory is the leverage. Right now three of these seven neighborhoods have nothing at all for sale, which means the next home on the market has the entire audience to itself. Checked 2026-09-03.
The inspection, which you can front-run
In this climate the expensive surprises are termites, crawlspace moisture and roof age against insurability. A seller who has the CL-100 and the crawlspace handled before listing negotiates from a different position than one who finds out in week three.
What the appraiser can support
A buyer's lender will not fund above appraised value. In neighborhoods with repeated floor plans — which is most of these — the comparable is close by and specific, and knowing which one the appraiser will reach for is the difference between a clean close and a renegotiation.
What is your house actually worth?
Not a model's guess. Jim Deutsch will walk your street, pull the comparables an appraiser would reach for, and tell you the number he would list at and why — including when that number is lower than you hoped.
Goes straight to Jim. eXp Realty LLC – Charleston (SC) · SC License #102254