Fall 2026 Newsletter

Fall 2026 Newsletter October 2026  |  Janet Berkeley   Hello, friends and neighbors! Fall has arrived in the Lowcountry, and with it a market that is shifting fast. Below you'll find what's happening with rates and home sales in Beaufort and Bluffton, plus my favorite reasons to get out and enjoy the season between now and New Year's. Mortgage rates: up almost a full point since July The average 30-year fixed rate hit 7.28% this week, up from 6.43% in early July, according to Freddie Mac. That's six weekly increases in a row and the highest level since late 2023, driven by rising Treasury yields and inflation worries. Here's what that means on a $400,000 home (principal and interest only, 30-year fixed): Down payment Loan amount July (6.43%) Now (7.28%) Difference 20% ($80,000) $320,000 $2,008 $2,189 +$181/mo 10% ($40,000) $360,000 $2,259 $2,463 +$204/mo 5% ($20,000) $380,000 $2,384 $2,600 +$216/mo Taxes, insurance, PMI and HOA dues come on top. For buyers: getting pre-approved and talking to your lender about a rate lock or buying down points matters more than ever. For sellers: pricing right from day one and offering seller credits toward a buyer's rate can make your home stand out. For cash buyers: now is the time to invest in the Lowcountry. Rising rates don't touch you, and with most homes selling below asking, a cash offer carries real negotiating power. Beaufort: steady prices, more room to negotiate Beaufort home values are holding steady, up about 1.3% over the past year to a typical value of $413,383, while homes are taking a bit longer to sell. Beaufort snapshot Latest Typical home value $413,383 (+1.3% year over year) Median sale price (July) $435,667 Median list price $480,800 Homes for sale 484 Days to pending 51 Sales under list price (July) About 3 in 4 With three out of four homes selling below asking, buyers have real negotiating power right now. Sellers who price realistically and present their homes beautifully are still getting results. Source: Zillow, data through August 31, 2026. Bluffton: more choices for buyers Bluffton values have eased about 1.6% over the past year to a typical value of $502,010, and buyers have plenty to choose from. Bluffton snapshot Latest Typical home value $502,010 (-1.6% year over year) Median sale price $520,667 Median list price $569,967 Homes for sale 913 Days to pending About 40 Sales under list price About 78% With more than 900 homes on the market, buyers can be selective and negotiate. For sellers, sharp pricing and standout presentation make the difference. Source: Zillow, data through June 30, 2026. Save the date: fall and holiday fun From seafood festivals to Christmas parades, here's what's on my calendar through December. Date Event Where Oct 9–18 Historic Bluffton Arts & Seafood Festival, with the juried art Street Fest on Oct 17–18 Old Town Bluffton Oct 17 Halloween on Main Street, 10 a.m.–2 p.m. Downtown Beaufort Oct 17 Beaufort Witches (and Warlocks) Paddle Whitehall, Beaufort Oct 22 11th Annual Pat Conroy Literary Festival opens Pat Conroy Literary Center, 601 Bladen St., Beaufort Nov 6 First Friday, 5–8 p.m. Downtown Beaufort Nov 7 Swing Bridge Run Downtown Beaufort Nov 12–14 Penn Center Heritage Days, celebrating Gullah culture Penn Center, St. Helena Island Nov 19–22 Mistletoe Market (details below) King Street Arts Center (Nov 19); Tabby Place, 913 Port Republic St. (Nov 20–22), Beaufort Nov 26 Habitat for Humanity Turkey Trot 5K, 8 a.m. Downtown Beaufort Dec 4 Night on the Town and the City of Beaufort Christmas Tree Lighting, 6–9 p.m. My favorite night of the year! Downtown Beaufort and Henry C. Chambers Waterfront Park Early Dec Bluffton Tree Lighting and Christmas Parade (traditionally the first Friday and Saturday of December) Bluffton Historic District Dates can change, so check each link before you go. Make something beautiful: metalsmithing classes I'm teaching four metalsmithing classes at the Kingstreet Art Center this season, and I'd love to see you there. When I'm not helping clients find their Lowcountry home, I'm in the studio working with fine silver, bronze clay and gold. These classes are a chance to share that joy with you. No experience is needed, just curiosity. You'll leave with a handmade piece you'll treasure, and it makes a wonderful holiday gift, too. Spots are limited. My December classes are just for children, so it's a wonderful chance for the young makers in your life to try metalsmithing. See dates and sign up Don't miss the Mistletoe Market: November 19–22 Finish your holiday shopping the Lowcountry way at the Mistletoe Market, November 19–22. Hosted by the Freedman Arts District, it's the perfect place to find one-of-a-kind, locally made gifts and catch up with friends and neighbors before Christmas. Come say hello! Thursday, November 19: King Street Arts Center, 1407 King Street, Beaufort, 4–8 p.m. Friday and Saturday, November 20–21: Tabby Place, 913 Port Republic Street, Beaufort, 4–8 p.m. Sunday, November 22: Tabby Place, 913 Port Republic Street, Beaufort, 11 a.m.–3 p.m. Let's talk Whether you're thinking about buying, selling, or just curious what your home is worth in today's market, I'm always happy to talk. I also know lots of great local contractors and craftspeople. If you need a plumber, an electrician, or someone to hang your Christmas lights, just give me a call. And if you'd like me to make a special heirloom piece of jewelry for someone you love, I'd be honored. Wishing you a beautiful fall and a joyful holiday season! Warmly, Janet Berkeley Realtor®, SRES® Berkshire Hathaway HomeServices Bay Street Realty Group 701 Bay Street, Beaufort, SC 843-441-6272 janetberkeley@baystreetrealtygroup.com porchandpickle.co   Sources: Freddie Mac via The Real Deal, Freddie Mac PMMS, Zillow (linked above).