Homes under $400K
Where to Buy a Home Under $400K in the Charleston Area
By Blake Heron, Realtor, Heron Homes CHS with eXp Realty.
6,609 homes sold under $400K across Charleston, Berkeley and Dorchester counties in the past 12 months. Here is where, what kind of homes and how much house the money bought.
Blake's read on the market. Under $400K, the map tilts north and inland. Summerville, North Charleston, Goose Creek, Moncks Corner and Ladson made up 5,181 of the 6,609 sales, and in each of those towns most of what sold under $400K was a single family house. Closer to downtown and in Mount Pleasant, the picture changes. Charleston had 547 sales under $400K, but only 167 were single family homes. Mount Pleasant had 122, and 119 were attached homes. In Moncks Corner, the median single family home under $400K had 1,851 square feet.
Sales under $400K by town
Closed sales under $400K, all residential, past 12 months.
Homes under $400K by town
Past 12 months of closed sales under $400K, all residential, Charleston MLS.
| Town | Sold under $400K | Share of the town’s sales | Single family homes | New construction | Median size, single family |
|---|---|---|---|---|---|
| Summerville | 2,757 | 51% | 1,992 | 1,191 | 1,742 sq ft |
| North Charleston | 879 | 68% | 609 | 154 | 1,400 sq ft |
| Goose Creek | 614 | 80% | 470 | 95 | 1,511 sq ft |
| Moncks Corner | 586 | 68% | 445 | 227 | 1,851 sq ft |
| Charleston | 547 | 17% | 167 | 10 | 1,336 sq ft |
| Ladson | 345 | 88% | 291 | 22 | 1,594 sq ft |
| Mount Pleasant | 122 | 6% | 3 | 0 | Too few sales |
| Hanahan | 93 | 38% | 70 | 4 | 1,321 sq ft |
| Johns Island | 84 | 10% | 35 | 14 | 1,134 sq ft |
| Other towns in the three counties | 582 |
Swipe the table to see every column.
What to know before you buy under $400K
Count the dues and the drive
A lower price farther out can come with HOA dues and a longer commute. I pull the dues, the tax picture and a rush hour drive time for every home you are serious about, before you make an offer.
New construction under $400K
1,987 of these sales were new construction, 1,191 of them in Summerville and 227 in Moncks Corner. Builders often offer incentives, and my new construction guide covers how to compare them.
Programs and the 4% rate
If you serve, teach or work as a first responder, read my guide to buyer programs first. If you will live in the home, apply for the 4% owner tax rate, it is not automatic.
See the full guides for Summerville, North Charleston and Crowfield Plantation in Goose Creek, compare Charleston vs Summerville, or see every area on my home prices by area page.
Questions about homes under $400K
Can you still buy a home under $400K in Charleston?
Yes. 6,609 homes sold under $400K across Charleston, Berkeley and Dorchester counties in the past 12 months, 39% of all sales. Inside the city of Charleston there were 547, and 376 of those were attached homes such as townhomes and condos.
Where are the most homes under $400K?
Summerville led with 2,757 sales under $400K, then North Charleston with 879, Goose Creek with 614, Moncks Corner with 586 and Ladson with 345.
Can you buy a single family house under $400K near downtown?
A few. In the past 12 months, 167 single family homes sold under $400K in the city of Charleston and 3 in Mount Pleasant. North Charleston had 609 and Hanahan 70.
What does $400K buy in the Charleston area?
It depends on the town. The median single family home that sold under $400K had 1,851 square feet in Moncks Corner, 1,742 square feet in Summerville, 1,594 square feet in Ladson, 1,511 square feet in Goose Creek, 1,400 square feet in North Charleston and 1,336 in Charleston.
Homes for sale under $400K now
The homes below are live listings under $400K from the MLS. Text me at 843-718-6338 with the towns you like and I will send you new ones the day they list.
Buying under $400K
At this price the good homes go first. Tell me your budget, your must haves and where you work, and I will help you move fast on the right one. Call or text Blake Heron at 843-718-6338. Heron Homes CHS, eXp Realty.
Explore nearby areas
Charleston MLS, closed sales October 2025 through September 2026, all residential, under $400K means a sale price below $400,000. Three county totals use the county listed on each sale, Charleston, Berkeley and Dorchester. Towns use the city listed on each sale. Subtypes Other and Fractional Ownership are left out. New construction means the MLS does not mark the home as preowned. Median size is the heated living area entered by the listing agent for single family detached homes, shown for towns with 30 or more. Pulled October 25, 2026.
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