Jared W Jackson, Mortgage Broker

10/23/2026

THE LOWCOUNTRY 7-DAY REAL ESTATE REPORT
October 16–23, 2026

🟥 ↓ 446 New Listings — down 23
🟥 ↓ 217 Homes Closed — down 17
🟥 ↓ 247 Under Contract — down 25
🟥 ↓ 624 Price Changes — down 6
🟥 ↓ $757,025 Average Sold Price — down $108,969
🟥 ↓ 50 Average Days on Market — down 1 day

WHERE WERE THE MOST CLOSINGS?
1. Summerville/Ridgeville — 35
2. Summerville/Ladson, Berkeley County — 19
3. Mount Pleasant south of the IOP Connector — 15
OUR TAKE:

Activity cooled a little across the board this week, but 247 homes still went under contract and 217 made it to the closing table. The 624 price changes tell us sellers are still adjusting to the market, while the lower average sold price reflects the mix of homes that closed this week—not a sudden 12% drop in Lowcountry home values.

Charleston County
206 new listings
100 homes closed
119 went under contract
239 price changes

Berkeley County
129 new listings
59 homes closed
77 went under contract
216 price changes

Dorchester County
100 new listings
53 homes closed
45 went under contract
156 price changes

Colleton County
11 new listings
5 homes closed
6 went under contract
13 price changes

TOTAL
446 new listings
217 homes closed
247 went under contract
624 price changes

Source: Charleston Regional MLS/FlexMLS. Residential properties for sale only; rentals excluded. Data through 8:00 a.m. Eastern on October 23, 2026. Week-over-week arrows indicate direction of change, not whether that change is inherently positive or negative.

10/22/2026

“My credit probably isn’t good enough to buy a house.”

Before you count yourself out, let’s check. There isn’t one credit score requirement that applies to every mortgage. Program guidelines and individual lender requirements can be different.

A few things worth knowing:

• FHA’s baseline guidelines allow as little as 3.5% down with a score of 580 or higher, or 10% down at 500–579. Lenders can require higher scores.
• VA doesn’t set a minimum credit score. Individual lenders set their credit requirements.
• USDA doesn’t set a universal minimum score either. Lender requirements, credit history, income, and property eligibility matter.
• Conventional requirements depend on the lender and underwriting method. A blanket “620 minimum” doesn’t describe every option.

Meeting a score guideline doesn’t guarantee approval. Your income, debts, savings, and payment history matter, too. And that score in your credit monitoring app? It may differ from the score used for your mortgage. My job is to help you understand your options and the next step, even if that next step is preparing for later.

10/21/2026

“I’m waiting until I have 20% saved.”

That might be the right plan for you. But have you checked whether you actually need that much? On a $350,000 home, 20% is $70,000. For comparison, a 3% down payment is $10,500, and 3.5% is $12,250. Those are down payment amounts only—not your total cash needed to buy.

Here are some options worth exploring:

• Select conventional programs: as low as 3% down.
• FHA: as low as 3.5% down.
• VA: no down payment for eligible military borrowers, subject to applicable requirements.
• USDA: no down payment for eligible buyers and properties, with household income limits.

A few things matter beyond the percentage: mortgage insurance or program fees, closing costs, your monthly payment, and what’s left in savings afterward. Twenty percent can help you avoid PMI on a conventional loan. It isn’t a universal requirement to become a homeowner. Get your actual numbers before deciding you’re years away. We may find an option that works or build a clearer savings plan for when you’re ready.

10/20/2026

Saved for the down payment… then somebody mentions closing costs. Here’s something to discuss before writing an offer: the seller may be able to help pay some of those expenses.

A negotiated seller credit can cover eligible costs like lender fees, closing attorney charges, prepaid insurance, and sometimes an approved rate buydown. That can mean less cash needed at closing and more savings left for moving, repairs, or the unexpected.

A few details behind this cheat sheet:

• Conventional limits depend on your loan-to-value ratio and whether you’re buying a primary home, second home, or investment property.
• FHA and USDA generally allow up to 6% toward eligible expenses.
• VA’s 4% rule applies to specific concessions. Ordinary seller-paid closing costs are treated separately.
• Jumbo guidelines vary by lender.

Seller credits generally cannot replace your required down payment, and the seller has to agree to the request. My advice? Let’s figure out your financing and estimated expenses before deciding what to ask for. The right offer starts with understanding your numbers.

Read the full article in the comments.

10/19/2026

Mortgage rates are entering a quieter economic week but last week’s inflation reports are still setting the tone.

Freddie Mac’s latest survey put the average 30-year fixed rate at 7.40%, unchanged from the prior week. Meanwhile, the 10-year Treasury yield has backed away from its recent peak and was near 5.09% Monday morning.

This week begins with housing data before Friday brings new readings on manufacturing, services, consumer confidence and inflation expectations.

The calendar may be lighter, but mortgage rates remain sensitive to inflation and expectations for next week’s Federal Reserve meeting.

If you’re buying, refinancing or approaching a rate-lock decision, let’s look at the complete payment and your timing instead of trying to guess one market headline.

10/17/2026

5 years of participating in the Charleston Pride Parade!

We see the comments. We read the posts. We notice the dirty looks and hear the hateful things people say about folks who are simply trying to live their lives. That’s why we participate.

We know what it feels like to be different. To be bullied. To feel like you have to hide a piece of yourself just to be accepted. Nobody should have to carry that feeling into their neighborhood, their workplace, or the place they call home.

Our message is simple: We love and accept you as you are. You don’t have to earn that by being someone else. Today, we represented Rainbow Row Real Estate and South Carolina Lender at Charleston Pride, for the 5th year, because those values belong everywhere we show up.

We’ll always choose love over hate.
Acceptance over exclusion.
Happiness over hostility.

We can’t control every comment or change every mind. But we can make sure our neighbors know where we stand and that they have people standing beside them. That’s why we’re part of Pride. And that’s why we’ll keep showing up.

10/16/2026

THE LOWCOUNTRY 7-DAY REAL ESTATE REPORT
October 9–16, 2026

🟩 ↑ 469 New Listings — up 1
🟩 ↑ 234 Homes Closed — up 40
🟥 ↓ 272 Under Contract — down 8
🟥 ↓ 630 Price Changes — down 38
🟥 ↓ $865,994 Average Sold Price — down $11,273
🟥 ↓ 51 Average Days on Market — down 6 days

WHERE WERE THE MOST CLOSINGS?

1. Summerville/Ladson, Berkeley County — 32
2. Mount Pleasant north of the IOP Connector — 21
3. Summerville/Ridgeville — 13

OUR TAKE:

New inventory was virtually unchanged, but closings increased and homes that sold spent less time on the market. Buyers are still moving, while 630 price changes remind sellers that price and presentation continue to matter.

Charleston County
226 new listings
120 homes closed
114 went under contract
238 price changes

Berkeley County
134 new listings
81 homes closed
85 went under contract
227 price changes

Dorchester County
98 new listings
28 homes closed
67 went under contract
143 price changes

Colleton County
11 new listings
5 homes closed
6 went under contract
22 price changes

TOTAL
469 new listings
234 homes closed
272 went under contract
630 price changes

Source: Charleston Regional MLS/FlexMLS. Residential properties for sale only; rentals excluded. Week-over-week arrows compare with the previous published report and indicate direction—not whether a change is inherently positive or negative.

10/16/2026

Our Lowcountry Fall Bucket List: 10 Ways to Make Family Memories
There's something special about fall in the Lowcountry.

Make the most of fall in the Lowcountry with pumpkin patches, corn mazes, fair fun, scenic drives, and family outings around Charleston and beyond.

10/15/2026

Things I Wish I Knew Earlier in Real Estate — Part 2

Getting a sales contract signed is the easiest part. When you're new to real estate, getting that contract signed feels like crossing the finish line. Congratulations! You've negotiated an offer, everyone has agreed, and you're officially under contract!

Time to celebrate, right? Well, maybe for about five minutes. Now come the inspections, appraisal, financing, insurance, title work, repair negotiations, deadlines, and the occasional surprise that nobody could have possibly seen coming. Somewhere in there, you've got buyers and sellers experiencing a whole range of emotions.

A signed contract doesn't mean you've sold a house. It means you've agreed on the terms under which you're going to TRY to sell a house. Big difference. I've learned that the real value of an experienced agent isn't necessarily getting the contract signed. It's knowing what to do when things don't go according to plan. And that's when experience, communication, relationships, and a little creative problem-solving really matter. The contract is just the beginning.

10/14/2026

Inflation picked up, adding pressure to mortgage rates. What does that mean if you’re buying or waiting to buy? Let’s look beyond the headline and talk payments.

September inflation picked up. Learn how inflation affects mortgage rates and what Charleston homebuyers should consider before buying or waiting.