Bluffton real estate market update
The Bluffton real estate market made several meaningful moves this month, and the data shows a market tightening in real time. Inventory dropped, pending activity surged, and long listed properties finally cleared after sellers adjusted pricing. These shifts set the stage for a clearer picture of where the market is heading as we close out 2025.
Inventory dropped sharply over the last thirty days. There are now 729 homes for sale, down from 768 last month. That decline is expected for this time of year, but the larger trend is more important. Last December, there were 963 properties on the market, so inventory is down significantly year over year. Lower supply continues to keep Bluffton well below anything resembling a balanced market.
The biggest surprise this month is the jump in days on the market. Properties are now sitting an average of 108 days before selling, up from 55 days last month. For context, December of last year averaged 65 days on market. This surge is not a sign of weakening demand. Instead, it reflects the wave of long listed properties that finally sold after sellers made overdue price adjustments. As those homes cleared out, the average was pulled upward.
Pending sales give us a clearer picture of the true market pulse. There are 171 properties under contract today, a strong rise from 130 last month. This rebound shows renewed buyer activity and confirms that competitively priced homes are still moving quickly. It is also the first meaningful uptick in several months, indicating improving momentum, likely a result of falling mortgage interest rates.
Closed sales have climbed dramatically. Year to date, Bluffton has recorded 1,860 closings compared to 1,655 at this time last month. Last December, the market closed 1,542 sales by year end, so this year sits comfortably ahead of last year’s trajectory. Activity has remained resilient despite rate conditions and the typical slower fall season.
The absorption rate currently sits at 4.2 months, down from 5.9 months last month. This represents a meaningful tightening of nearly 29%. Less than four months typically favors sellers, five to six months is neutral, and over seven months is a buyer’s market. At just over four months, Bluffton sits on the edge of a seller leaning neutral market.
The longer-term pricing trend remains stable. The median sale price for 2025 is $529,244. Previous years were $546,347 in 2024, $513,308 in 2023, $470,456 in 2022, $373,824 in 2021, and $325,684 in 2020.
Taken together, the data shows a market with strengthening demand, falling inventory, and sellers who are finally adjusting to meet buyers where they are. Bluffton is operating as a seller leaning neutral market with clear signs of tightening as we close out the year.
Dan Prud’homme is the Visionary & Success Coach of The Prudhomme Team at William Raveis Real Estate. dan@danprudhomme.com, www.theprudhommeteam.com
