What Happened in April? The Good, the Bad, and the Ugly

Greenville’s housing market isn’t one to sit still for long, and April proved that again. Some numbers rose, others slipped, and a few downright surprised everyone watching the Upstate real estate scene. Prices inched higher. Contracts dipped. Inventory swelled. It wasn’t the picture-perfect spring sellers had hoped for, but it also wasn’t the nightmare some buyers were predicting.

This month’s data from the Greater Greenville Association of Realtors (GGAR) and the MLS revealed a market in motion — not collapsing, not booming, just shifting. It’s the kind of environment that keeps both buyers and sellers guessing, reminding everyone that in real estate, the story changes one month at a time.

What Happened in April

What happened in April? The Good, the Bad, and the Ugly?

Between April 30 and May 11, 738 properties hit the market in Greenville County. Of those, 242 either sold or went under contract — roughly one-third of new listings. That ratio feels familiar, mirroring what we’ve seen in previous months.

But compare that to 2019, when 983 properties were listed during the same stretch. That’s a 25% drop in new listings, proof that sellers are still holding back. Many are waiting for more clarity — about rates, about demand, about timing — before deciding to list.

Even so, the deals that did happen looked strong. Homes are still moving quickly, just not in the frenzied, bidding-war fashion that defined 2021 and early 2022. Buyers are pickier, but they’re still present — and when they see value, they act.

A Month of Mixed Signals

Zooming out to the full month tells an even more complicated story. According to GGAR, 1,529 new listings came online in April, down from 1,856 the year before — a 17.5% decline. That’s the “bad.”

Pending sales, though, took a much bigger hit: 549 homes went under contract this April, compared with 1,365 in April of the prior year. That’s a 60% drop. In real numbers, that’s 816 fewer pending sales — the kind of gap that can’t be ignored.

So what’s behind it? A mix of things. Some buyers are stepping back, worn out by prices and interest rates that haven’t budged much. Some contracts are falling through as inspection reports or appraisals bring surprises. And some sellers are listing but refusing to budge on price, keeping homes stuck in limbo.

The result? A market where listings are down, contracts are down, but prices are… still up.

Prices Hold Firm — and Sellers Stay Confident

That’s right. Despite slower movement, Greenville’s average sales price climbed to $258,000, up from $250,000 the year before — a more than 3% increase.

At first glance, that might not sound dramatic. But in a month where everything else trended downward, steady price growth is a statement. It says demand hasn’t vanished; it’s just become more cautious.

Sellers, for their part, are still getting nearly everything they ask for. In April, the average home sold for 98.4% of its list price, up slightly from 98.2% a year earlier. That might sound like a small difference, but in a market like Greenville, where margins are already tight, it’s meaningful.

Homes are also selling a little faster. Average days on market dropped from 57 to 54 — not a massive change, but enough to show that well-priced, well-presented homes continue to attract quick offers.

The takeaway: despite fewer listings and buyers, Greenville’s housing demand remains strong enough to hold the line on price.

Inventory Rises, But It’s Not a Buyer’s Market Yet

Inventory, though, is where things get interesting.

Available homes climbed from 3,841 in April 2019 to 4,693 this year — a 22% increase. More options usually mean more negotiating power for buyers, but Greenville’s numbers still tell a different story.

With just 4.1 months of inventory available, the Upstate remains a seller’s market. A balanced market typically sits around six months of inventory — double what Greenville currently has.

Still, this rising supply hints that small shifts are underway. Many sellers haven’t lowered their prices, preferring to “wait it out.” Those lingering homes are starting to add up, giving patient buyers a few more chances to find deals that wouldn’t have existed six months ago.

This might be Greenville’s version of “early balance.” Not a full market shift — but the beginning of one.

Buyers: Look Beyond the New Listings

For buyers, April’s numbers come with a quiet invitation: stop chasing shiny new listings and start exploring the overlooked ones.

That’s where real value hides.

A home that’s been sitting for 60 or 90 days often signals a motivated seller. They may not have dropped the price yet, but that doesn’t mean they won’t. If your budget caps at $250,000, it might make sense to browse up to $275,000. You could find a home that’s been sitting at $270,000 for months — and with the right offer, bring it comfortably into your range.

That’s exactly what one recent buyer did. Their agent found a home slightly above budget that had been listed for ages. After some back-and-forth, they closed the deal more than 10% below asking.

This is the kind of market where creativity wins. The best opportunities aren’t always the newest ones — they’re the ones everyone else has stopped noticing.

Sellers: Stay Strategic

For sellers, April’s story comes with both reassurance and a gentle warning.

The reassurance is obvious: prices remain strong, homes are selling fast, and demand hasn’t vanished. But the warning? Competition is creeping back in.

That doesn’t mean panic — it means preparation. The homes still selling quickly are the ones that check all the boxes: clean, well-staged, and priced strategically. The ones that aren’t? They linger.

If the first few weeks on market don’t bring strong offers, it might be time to adjust — whether through price, presentation, or timing. April’s data shows that homes are still selling, but the buyers who remain are selective. The margin for error is thinner than it’s been in years.

What It All Means for Greenville

April gave Greenville a market that’s complicated but steady. Prices went up, contracts went down, and inventory stretched a little wider. There’s no single headline that sums it all up — just a landscape full of contradictions that make sense only when viewed together.

Sellers still hold the advantage, but their lead is narrowing. Buyers are still active, but they’re cautious. The days of bidding wars and 24-hour listings may be fading, replaced by something that looks more sustainable.

In a way, that’s the best possible outcome — a market that’s finally finding its equilibrium.

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Bottom Line

April’s Greenville housing market was a study in opposites. Prices climbed even as contracts dropped. Inventory rose, but sellers still held control.

If you’re a buyer, patience will serve you well. Look for the listings that have been sitting; those are the ones most likely to bend.

If you’re a seller, stay alert. The window is still open, but it’s starting to narrow. Smart pricing and strong presentation are the difference between a fast sale and a stale listing.

Greenville’s story this spring isn’t one of boom or bust — it’s one of transition. And for those paying attention, that shift may be where the next big opportunity lies.

Ien Araneta

Journal & Podcast Editor | Selling Greenville