Update: How Crazy Is the Greenville Real Estate Market in April?

In Greenville, South Carolina, the word “crazy” barely begins to describe the state of the housing market this April. Inventory is at a historic low, homes are vanishing in days, and bidding wars are the new normal. It’s a seller’s market unlike anything the Upstate has seen in recent memory—and it’s forcing buyers and agents alike to get creative, strategic, and patient.

The Greenville Real Estate Market in April: A Snapshot

The numbers paint a startling picture of what’s happening across the Greenville MLS. As of mid-April, there were just 1,241 active listings across the Greater Greenville area—which includes not only Greenville County, but also surrounding markets like Anderson, Spartanburg, and Pickens Counties.

To put that in perspective, on a busy day, the Upstate might see around 100 to 150 new listings hit the market. That means the total active inventory could, theoretically, rise by more than 10% in a single day—if every property stayed available long enough. But they don’t.

Demand is simply overwhelming. The number of active buyers in the market is believed to be in the thousands, competing for just over a thousand available homes. For every new listing, multiple offers roll in almost instantly, leaving many buyers frustrated and fatigued.

What’s Selling (and What’s Left)

Breaking down the 1,241 active listings, roughly 912 are traditional single-family homes, about 300 are condos or townhomes, and a mere 27 are mobile or modular properties. That’s an incredibly small pool when compared to the volume of buyers searching.

Worse still, nearly half of those active listings—610 homes—are new construction, and of those, 534 haven’t even been completed yet. That means only about 600 to 700 homes in the entire Greenville MLS are move-in ready.

The challenge doesn’t end there. Builders are now facing their own bottlenecks. Many are pulling back on new contracts due to labor shortages, construction delays, and skyrocketing material costs. So even if buyers pivot to new construction, availability remains limited.

A Market of Extremes

Of all active listings:

• 19 homes are priced below $100,000 (a near-extinct category).

• 160 homes fall between $100,000 and $200,000, most being heavy fixers.

• The real action is in the $200,000 to $300,000 range, where roughly 535 homes are for sale.

• 220 homes sit between $300,000 and $400,000.

• A surprising 466 listings are priced above $400,000, meaning over one-third of Greenville’s active market caters to higher-end buyers.

Considering the median home price hovers around $250,000, this skew toward upper-tier properties underscores a widening affordability gap. The typical “entry-level” home is becoming increasingly rare in Greenville, forcing many first-time buyers into fierce competition—or out of the market altogether.

The Pending Frenzy

Perhaps the most jaw-dropping figure: 3,232 homes are currently under contract—that’s nearly three times the number of homes actively for sale.

And in a single 24-hour period, 1,497 homes moved to “pending” status. To put it bluntly, more homes went under contract in one day than the total number currently for sale.

This explains why the Upstate market feels like a sprint. Buyers are pouncing the moment a property lists, often submitting offers within hours—sometimes sight unseen.

Why It’s Not All Fun and Games for Realtors

It might seem like every agent is living their best life in a hot market, but the reality is far more complicated.

Representing sellers is straightforward—homes practically sell themselves—but working with buyers has become grueling. Agents are writing multiple offers per client, touring countless properties, and watching strong bids lose out to cash offers or aggressive escalation clauses.

Every closing feels like a small victory. It’s emotionally draining, time-intensive work, even for the most seasoned professionals.

The Buying Dilemma: Compete Now or Wait Later

For buyers, it’s a lose-lose scenario—at least on paper. Competing in today’s market means stress, speed, and over-asking offers. Waiting for the dust to settle could mean facing higher mortgage rates and even pricier homes later.

Mortgage rates are unlikely to drop back to 2020 levels. Instead, they’re expected to climb gradually, which means that waiting out the market may only make homeownership more expensive in the long run.

The smarter play? Buyers who can handle the current pace may benefit from locking in lower interest rates now—before affordability tightens further.

How to Survive the Madness

In a market this competitive, strategy matters. Having an experienced buyer’s agent—one who knows how to structure offers, navigate contingencies, and position clients effectively—can make all the difference.

Here’s what smart buyers are doing right now:

• Getting pre-approved early. Sellers don’t have time for “maybes.”

• Moving fast but thoughtfully. Touring listings the day they hit the market.

• Using escalation clauses strategically. Offering to beat competing bids by set amounts, but within limits that make sense.

• Staying flexible. Sometimes that means considering new construction or widening location parameters.

At the same time, a good agent will not push clients to bid recklessly (no one wants buyer’s remorse and a ramen-only diet). Offers should always align with a buyer’s comfort level and long-term goals (because winning the house isn’t worth losing your sanity—or your savings).

Why Sellers Shouldn’t Get Complacent

While sellers have the upper hand, that doesn’t mean every listing is guaranteed to sell instantly.

Presentation, pricing, and preparation still matter—especially as buyers become pickier amid rising prices (because even in a seller’s market, no one’s lining up to tour the “fixer-upper meets horror movie” special)

Homes that need major repairs or are priced above market value can still sit longer than expected, even in a red-hot market. Sellers who invest in small improvements, accurate pricing, and quality photography will continue to see the biggest returns.

Looking Ahead

Greenville’s market is unlikely to slow meaningfully in the short term. Inventory remains tight, buyer demand remains fierce, and mortgage rates—while higher than before—are still historically low.

That combination points to continued upward pressure on prices through the remainder of the year. The only real relief may come from increased construction and a gradual rise in listings, but that’s a long game, not a short one.

For now, the Upstate remains a place where persistence, timing, and local expertise make all the difference.

Watch Or Listen To The Selling Greenville Podcast

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Bottom Line

Greenville’s housing market in April is as fierce as ever. With thousands of buyers chasing just over a thousand listings, competition is unavoidable—but so are opportunities.

Buyers who stay patient, educated, and well-represented can still find success in this fast-moving market. Sellers, meanwhile, are enjoying record leverage—but that advantage won’t last forever.

The message? Stay informed, stay flexible, and don’t underestimate what preparation—and the right process—can achieve in a market this wild.

Ien Araneta

Journal & Podcast Editor | Selling Greenville