What Is the Median Home Price in Irmo, SC in 2026?

Homes in the Irmo area sold for a median of $277,750 in September 2026, up 4.9% from a year ago, according to Hubrec's CMLS report for Area 1 (Irmo, St. Andrews and Ballentine). Year to date, 1,020 homes have closed there at a median of $260,000.

So prices are holding. What changed this fall is everything around the price: more homes for sale, slower sales, and more room to negotiate. I'm Joe Michel with the Patrick O'Connor Team at Coldwell Banker Realty, and here's what the Irmo numbers actually say, why different websites show different "medians," and what it means for you if you're buying or selling.

What is the median home price in Irmo right now?

It depends on which map you draw, and that's not a dodge. Here's what three public sources show:

| Source | Area covered | Period | Median | | --- | --- | --- | --- | | Hubrec / CMLS | Area 1: Irmo, St. Andrews, Ballentine | September 2026 | $277,750 sold (+4.9%) | | Hubrec / CMLS | Area 1 | January to September 2026 | $260,000 sold (+2.0%) | | Redfin | ZIP code 29063 | 3 months ending September 2026 | $300,912 sold (+2.0%) | | Realtor.com | Irmo city | October 2026 | $247,000 sold, $290,000 asking |

The short version: a typical Irmo-area home is selling somewhere between the mid-$200,000s and about $300,000, and the number moves with the boundary. ZIP 29063 reaches toward Lake Murray and the Dutch Fork side, which pulls its median up. Area 1 takes in St. Andrews, which pulls it down. Realtor.com's city number is the narrowest slice of all.

If you want one number to anchor on, I'd use the CMLS year-to-date median of $260,000, because it's built from over a thousand closed sales instead of one month.

Are home prices in Irmo going up or down in 2026?

Up, modestly. Every source that tracks *sold* prices year over year shows small gains: +4.9% for September and +2.0% year to date in Area 1, and +2.0% in 29063 per Redfin.

The one number pointing down is the asking price. Realtor.com shows Irmo's median listing price at $290,000, down about 10% from a year ago. That tells me sellers are listing more realistically, and more of the new inventory is at lower price points. It's not the same as homes losing value.

Price per square foot is basically flat: $162 in 29063 per Redfin (down less than 1%) and $156 citywide per Realtor.com.

How many homes are for sale in Irmo?

A lot more than last year. Area 1 had 368 homes available in September, up 32.4%, after new listings jumped 50% to 177 for the month. Realtor.com counts 243 active listings in the city itself, up about 18% year over year.

Sales didn't keep up. Area 1 closed 100 homes in September, down 13%. At this year's pace of roughly 113 sales a month, 368 listings is about 3.2 months of supply; at September's pace it's closer to 3.7 months. That's still short of the six months people usually call a buyer's market, but it's the most choice Irmo buyers have had in a while. Hubrec calls it "the strongest buyer's market Irmo has seen in years," and Realtor.com labels Irmo a buyer's market for October.

How long does it take to sell a home in Irmo?

Longer than it used to. September's average was 64 days on market in Area 1, up from 49 a year ago. Year to date it's 52 days. Redfin puts the 29063 median at 46 days, up from 41.

Here's the part sellers need to hear: Redfin says hot homes in 29063 go pending in about 20 days at around list price, while the average home takes about 46 days and sells about 1% under list. And 40.2% of 29063 listings have had a price drop. The homes that are priced right and look right on day one are still moving fast. The rest sit.

We saw that firsthand when our team sold a custom home in Ascot Estates in 17 days this fall. You can read how that Irmo home sold in 17 days.

Can buyers negotiate on price in Irmo?

Yes, but don't expect huge discounts on good houses. Area 1 homes sold for 98.8% of list in September, and 29063 came in at 98.2% per Redfin, with about 1 in 5 homes still selling above list.

On a $277,750 home, 98.8% of list is about $3,300 under asking. Where buyers have real leverage right now is on homes that have been sitting 45 days or more or already had a price cut. That's where seller credits for closing costs or a rate buydown become realistic.

What does the median Irmo home cost per month?

With Freddie Mac's 30-year fixed rate at 7.24% (week of October 29, 2026), here's principal and interest only, before taxes, insurance and any HOA:

| Price | Down payment | Loan | Monthly P&I | | --- | --- | --- | --- | | $277,750 (Area 1 Sept median) | 5% | $263,862 | about $1,798 | | $277,750 | 20% | $222,200 | about $1,514 | | $300,912 (29063 median) | 5% | $285,866 | about $1,948 | | $247,000 (Irmo city median) | 5% | $234,650 | about $1,599 |

For comparison, Realtor.com shows Irmo's median rent at $1,797 a month. Every $100,000 you finance at 7.24% runs about $681 a month, so if you're stretching, a seller credit toward a rate buydown can do more for your payment than a small price cut.

What does this mean if you're selling in Irmo?

Prices are still up, so this isn't a market to panic in. But you're competing with a third more listings than a year ago, so:

• Price from the comps, not the asking prices around you. Asking prices are falling faster than sold prices.
• Get it right in the first two weeks. That's when the most buyers see your home, and it's the difference between the 20-day homes and the 64-day homes.
• Plan for a credit conversation. Buyers at 7%+ rates will ask. Knowing your bottom line ahead of time keeps you in control.

What does this mean if you're buying in Irmo?

You've got more selection and more time than buyers had in 2024 or 2025. Use it: compare a few neighborhoods, watch for homes past 45 days, and ask for credits instead of only a lower price. The well-priced homes in good shape still go quickly, so be pre-approved before you start touring.

Frequently asked questions

What is the median home price in Irmo, SC in 2026? Hubrec's CMLS report shows a September 2026 median of $277,750 for Area 1 (Irmo, St. Andrews, Ballentine) and a year-to-date median of $260,000. Redfin shows $300,912 for ZIP 29063 over the three months ending September.

Are Irmo home prices dropping? Sold prices are up slightly, about 2% year to date. Median asking prices are down about 10% per Realtor.com, which reflects more realistic pricing and more lower-priced listings.

Is Irmo a buyer's or seller's market right now? It's moving toward buyers. Inventory is up 32.4% and sales are down 13% in Area 1, with roughly 3 to 4 months of supply. Realtor.com calls Irmo a buyer's market for October 2026.

How fast do homes sell in Irmo? Area 1 averaged 64 days on market in September 2026. Redfin says well-priced "hot" homes in 29063 go pending in about 20 days.

Is Irmo cheaper than Lexington or Chapin? Generally, yes. Irmo's Area 1 September median of $277,750 compares with $309,900 for Lexington's Area 11 and a $395,000 year-to-date median in Chapin, per Hubrec's September reports.

Talk to Joe Michel's team

Whether you're weighing a move to Irmo, comparing it with Lexington or Chapin, or wondering what your own Irmo home would sell for this fall, Joe Michel's team on the Patrick O'Connor Team, the #1 Coldwell Banker team in South Carolina, can pull the actual sold comps for your street. See our recent sold results and our buyer and seller resources at scmidlandsagent.com, or call or text me at 803-553-6438.

What's my Midlands home worth? Prices in Irmo are still up, but so is the competition. Get a free, no-obligation valuation from Joe Michel's team at Coldwell Banker Realty. Request your free valuation →