Real estate market update

As we move through February 2026, Bluffton’s real estate market continues to be defined by one dominant theme: scarcity. While some seasonal softening is normal this time of year, the broader market fundamentals remain firmly intact and historically tight.

Inventory ticked up slightly to 739 homes for sale, compared to 729 last month, an expected seasonal move. However, context matters. One year ago, Bluffton had 938 homes on the market, putting current inventory more than 21 percent lower year over year. More importantly, this is the second lowest year to date inventory level of the past decade, surpassed only by 2022 during the pandemic driven supply shock. The 10 year average year to date inventory sits near 1,055 homes, meaning 2026 is running roughly 30 percent below normal. Compared to pre pandemic years, today’s buyers are competing for nearly half the number of available homes.

Market speed confirms the pressure. Days on market fell sharply to 85, down from 108 last month. This time last year, homes were selling in 73 days, reinforcing that buyers remain decisive when the right home comes to market.

Pending sales cooled as expected, falling to 107, down from 171 last month, and compared to 142 pendings at this time last year. Closed sales year to date total 80, versus 99 last year, a direct reflection of inventory constraints rather than a lack of demand.

Based on current inventory and pending activity, Bluffton is operating at approximately 3.4 months of inventory, placing the market firmly in a seller’s market, despite normal seasonal fluctuations.

Pricing trends remain one of the strongest indicators of Bluffton’s long-term resilience. Over the past five years, median pricing has risen dramatically. In 2021, the median sale price was $335,000. In 2022, it surged to $478,000, a nearly 43 percent increase. 2023 saw continued growth to $487,500, a more modest 2 percent gain as the market normalized. In 2024, prices jumped again to $582,982, representing a nearly 20 percent increase year over year. While 2025 saw a pullback to $493,700, the 2026 year to date median of $541,580 reflects a nearly 10 percent increase year over year, signaling renewed upward pressure driven by limited supply rather than speculative demand.

The takeaway this month is clear. Bluffton is not cooling. It is recalibrating within a structurally undersupplied environment. Inventory remains historically tight, pricing is holding firm, and buyers continue to compete in a market that offers little margin for hesitation.

Dan Prud’homme is the visionary and success coach of The Prud’homme Team at William Raveis Real Estate. dan@danprudhomme.com theprudhommeteam.com