Is 2026 a good year to sell a house in Lexington, SC?

July 2026 CMLS Area 11 data says well-priced homes are still selling: 184 closings, median $331,060 (up 6.5%), 30 days on market, and 98.7% of list price. Higher inventory (491 homes, up 21.2%) means you cannot list at a 2022 peak number and wait.

What was the median home price in Lexington Area 11 in July 2026?

The July 2026 CMLS Area 11 median closed price was $331,060, up 6.5%. Year-to-date through July, the median was $312,500 across 1,250 closings.

How long does it take to sell a home in Lexington, SC right now?

July 2026 CMLS Area 11 median days on market was 30. Homes priced to current comps in the first week still move. Homes priced to last year's hopes sit.

Should I wait for more inventory to come down before I sell?

Inventory in Area 11 was 491 homes in July 2026, up 21.2%. That gives buyers more choices, but it has not collapsed sale prices — the median is still up 6.5%. Waiting for “less competition” is a bet against a market that is already functioning. Price correctly and launch with a real marketing plan instead.

October 19, 2026 · Joseph Michel

Are Lake Murray Home Prices Going Down in Fall 2026?

Not at the median. Through September 2026, Lake Murray's year-to-date median was $932,500 on the Lexington side (+9.4%) and $732,500 on the Irmo/Chapin side (+10.8%). What's changing is inventory, up 40% to 56%, longer marketing times and more room to negotiate…

No, not at the median. On the Lexington side of Lake Murray (Consolidated MLS Area 23), the year-to-date median sale price through September 2026 was $932,500, up 9.4% from 2025, according to the CMLS-based report Hubrec published on October 13. On the Irmo/Chapin side, the year-to-date median was $732,500, up 10.8% from $661,250 a year ago.

So lake prices are still climbing. What's changing is everything around the price: more homes for sale, longer marketing times on the Irmo/Chapin side, and more room to negotiate on homes that aren't priced right. If you're buying or selling on the lake this fall, that second part matters more than the headline number.

I'm Joe Michel, a Realtor with Coldwell Banker Realty on The Patrick O'Connor Team, the #1 Coldwell Banker team in South Carolina. Here's what the September numbers say, side by side.

What did Lake Murray homes sell for in September 2026?

| | Lexington side (Area 23) | Irmo/Chapin side | |---|---|---| | September sales | 3 | 8 | | September median price | $900,000 | $727,500 | | Year-to-date sales | 58 (+16.0%) | 75 (-8.5%) | | Year-to-date median price | $932,500 (+9.4%) | $732,500 (+10.8%) | | Homes for sale | 36 (+56.5%) | 49 (+40.0%) | | Days on market | 21 in Sept, 48 YTD | 58 in Sept (vs 48 last Sept) |

*Sources: Hubrec's September 2026 Lake Murray reports for the Lexington side (CMLS Area 23) and the Irmo/Chapin side. Percent changes are versus 2025.*

One caution on the Lexington side: three sales is a tiny sample. The September median jumped 60.7% to $900,000 because the homes that happened to close were bigger and pricier than last September's. I wouldn't read anything into that one month. The 58 sales year to date are the real story, and they still show prices up 9.4%.

For comparison, the broader Lexington area (CMLS Area 11) had a September median of $309,900. Lake living still costs roughly two to three times what a typical Lexington home does.

If prices are up, why does it feel like the lake market is slowing?

Because supply is catching up with demand. A year ago, Lake Murray had very few homes for sale. Now:

The Lexington side has 36 homes available, up from 23 last September.
The Irmo/Chapin side has 49 active listings, up from 35.

A quick way to read that is months of supply: how long it would take to sell every home on the market at this year's sales pace. On the Irmo/Chapin side, 49 listings divided by about 8.3 sales a month comes out to about 5.9 months. On the Lexington side, 36 listings divided by about 6.4 sales a month is about 5.6 months. Around six months is usually considered a balanced market, so the lake has moved from tight to roughly even.

Marketing times show the same thing. Irmo/Chapin lake homes averaged 58 days on market in September, up from 48 a year earlier. On the Lexington side, the year-to-date average is 48 days, up 14.9%.

How much are Lake Murray buyers negotiating in 2026?

More than buyers inland. Lexington-side lake homes have sold for 94.2% of list price year to date, and just 91.9% in September. At the $932,500 median, that 94.2% works out to about $54,100 below asking.

Compare that with the Lexington area as a whole, where homes sold for 98.5% of list price in September. Higher-priced lake homes have always carried a bigger gap because sellers often price with room to negotiate, and buyers know it.

The broader Chapin ZIP code (29036) tells a similar story. Redfin's data for the three months ending in September shows 43.6% of homes had a price drop, and the average home sold for a few percent below list. That's all of 29036, not only lake homes, but it shows how many sellers had to adjust.

Do mortgage rates matter for Lake Murray buyers?

Yes, even for buyers who aren't stretching. Freddie Mac's 30-year average was 7.40% on October 15, 2026, versus 6.27% a year ago.

On a $732,500 home with 20% down, that difference adds about $442 a month in principal and interest (roughly $4,057 versus $3,616). At the Lexington-side median of $932,500, it's about $562 a month more. Taxes, insurance and any flood coverage come on top of that.

Many lake buyers pay cash or put a lot down, so rates hit this segment less than first-time buyers in Lexington. But for anyone financing a lake home, a seller credit toward a rate buydown can be worth more than the same amount off the price. It's worth asking about on a home that's been sitting.

What does this mean if I'm selling a Lake Murray home this fall?

Your home is probably worth more than it was a year ago, but you have more competition. Here's how I'd think about it:

Price for the market you're in. Buyers have 36 to 49 other lake homes to compare yours against, depending on which side you're on. An optimistic price now just means more days on market and a price cut later. Our pricing guide walks through how we set it.
Compare lake homes with lake homes. Water depth, dock, view and shoreline drive value more than square footage. A comparative market analysis should reflect that.
Have your dock paperwork ready. Buyers ask about permits early. The team's Lake Murray dock permits guide covers what they'll want to see.
Launch strong. Well-priced lake homes still move fast. Our team listed 145 Bay Pointe Drive in Timberlake at $1.15 million on September 28, and it went under contract in 13 days while Irmo/Chapin lake homes were averaging 58.

What does this mean if I'm buying on Lake Murray?

This is the best selection lake buyers have had in a while. A few things I'd keep in mind:

You can negotiate, but not on everything. Homes that just hit the market at a fair price still get strong offers. The room is on listings that have been sitting 60 days or more.
Ask for credits, not only price cuts. On a financed purchase, closing cost or rate buydown credits can lower your monthly payment more than the same dollars off the price.
Don't skip lake-specific inspections. Dock, seawall, septic and flood zone checks are where surprises hide.
Decide which side of the lake fits you. The Lexington side runs higher and has had more sales this year; the Irmo/Chapin side has more listings and longer marketing times. Our Chapin or Lexington guide can help you compare.

Frequently asked questions about Lake Murray home prices in 2026

What is the median home price on Lake Murray in 2026? Through September 2026, the year-to-date median was $932,500 on the Lexington side (CMLS Area 23) and $732,500 on the Irmo/Chapin side, according to Hubrec's monthly reports.

Are Lake Murray home prices dropping? Not at the median. Year-to-date prices are up 9.4% on the Lexington side and 10.8% on the Irmo/Chapin side. Individual homes are seeing price cuts, though, and inventory is up 40% to 56%.

Is Lake Murray a buyer's market right now? It's closer to balanced. Both sides of the lake have roughly five and a half to six months of supply, which gives buyers more choice and leverage than they had a year ago.

How long do Lake Murray homes take to sell? Irmo/Chapin lake homes averaged 58 days on market in September 2026. On the Lexington side, the year-to-date average is 48 days. Well-priced homes can still go under contract in two weeks or less.

How much below asking do Lake Murray homes sell for? On the Lexington side, homes have sold for 94.2% of list price year to date, which is about $54,100 below asking at the median price. That gap is wider than the Lexington area's 98.5%.

Is fall a good time to sell a Lake Murray home? It can be. There are fewer casual shoppers than in spring, but the buyers looking now tend to be serious, and you'll compete with fewer new listings. Pricing correctly from day one matters most.

Thinking about buying or selling on Lake Murray?

Joe Michel's team can pull the lake sales that actually compare to your home, show you what's active on your side of the lake, and run the numbers either way. Call or text me at 803-553-6438. You can also see what the team has closed lately on the Patrick O'Connor Team recently sold page, browse our seller resources and buyer resources, or learn more about me.

What's my Midlands home worth?

Get a free, no-obligation valuation from Joe Michel's team at Coldwell Banker Realty. Request your free valuation →