📊 August 2025 at a Glance

🏡 What These Numbers Mean

1) Prices Are Up—But Momentum Is Mixed

The +14.4% YoY rise in median price underscores strength at the top end—especially updated lakefront properties and homes in amenity-rich communities. However, with slower sales and longer market times, price growth is likely being supported by the mix of what sold rather than broad-based appreciation across every segment.

2) Inventory Surge Changes the Conversation

With 105 active listings—up more than 100%—buyers finally have options. This dilutes urgency and increases comparison shopping. For sellers, it means positioning is everything: pricing, presentation, and premiere marketing must work together from day one.

3) Demand Has Cooled

Pending sales down 50% and closed sales down 31.3% indicate buyers are more selective. The average home taking 108 days to sell is consistent with a market normalizing after the rapid pace of 2022–2023.

4) Leaning Toward a Buyer’s Market

At 8.8 months of supply, the market sits beyond the ~6-month balance point. That doesn’t imply sharp price declines, but it does shift leverage toward buyers—particularly on off-water or dated properties.

🔮 Outlook: What’s Likely Next

• Price Growth to Flatten: Expect moderation into late 2025 and early 2026 as inventory competes for fewer offers.
• Quality Still Commands: Turn-key homes in top enclaves (e.g., The Reserve at Lake Keowee, The Cliffs at Keowee) should outperform the median.
• Seasonality Matters: With longer DOM, timing and pre-list prep will influence outcomes more than in prior years.
• Negotiability Persists: A ~94.1% list-to-sold ratio suggests ongoing room for concessions, especially after 30–45 days on market.

💡 Strategy Tips

For Sellers

• Price to the market, not above it. Overpricing leads to stale listings and bigger eventual discounts.
• Invest in presentation. Staging, landscaping, light updates, and professional media separate winners from lingerers.
• Lean into premium marketing. Waterfront and view properties deserve cinematic video, targeted ads, and lifestyle storytelling.

For Buyers

• Use your leverage. Compare options, request repairs/credits, and negotiate terms—especially on longer-DOM homes.
• Move fast on unicorns. The best-located, turn-key lakefront listings still draw strong interest.
• Think lifetime value. Evaluate HOA, dock, shoreline rules, and future maintenance alongside price.

❓ Lake Keowee Market FAQs (September 2025)

Is Lake Keowee a buyer’s or seller’s market right now?

With 8.8 months of supply, conditions lean buyer-friendly, though top-tier lakefront homes can still behave like micro seller’s markets.

Why are days on market rising?

Inventory has doubled year-over-year, so buyers have more choice and are taking longer to decide—raising the average to 108 days.

Will prices drop in late 2025 or early 2026?

The median price rose 14.4% YoY in August, but given slower absorption and higher supply, price growth is likely to flatten. Broad declines are not guaranteed and will depend on segment and condition.

How should I price a waterfront home now?

Price to the most recent comparable condition-and-view-matched sales, not aspirational list prices. Aim for strong presentation at a market-correct price to avoid extended DOM and larger discounts.

What does a 94.1% list-to-sold ratio imply?

On average, homes are selling at about 5.9% below original list. Leaving negotiation room is wise, but overpricing by more than the market will bear usually results in bigger eventual concessions.

When is the best time to list around Lake Keowee?

Spring through early summer typically captures peak buyer activity, but a well-prepared home can sell year-round—especially with premium marketing and accurate pricing.