Columbia, SC Real Estate Market 2026: What the Data Shows When There Is No PropertyIQ Score

The Columbia, SC real estate market does not currently have a PropertyIQ Score. PropertyIQ scores 400+ U.S. markets, but coverage expands over time as data quality thresholds are met. Columbia is one of the markets where underlying data is available but a composite score has not yet been assigned.

That does not mean the market is unreadable. Columbia's individual data points tell a coherent story, and this post presents that data honestly rather than substituting estimates or speculation.

What We Know: Columbia, SC Market Data

The data below is sourced from Realtor.com, Zillow, and Census sources as attributed. All figures carry their source dates.

Home values as of February 2026 (Realtor.com):

• Median listing price: $299,032
• Year-over-year change: -0.86%
• Month-over-month change: -0.16%

Home values as of January 2026 (Zillow):

• Zillow home value estimate: $249,518
• 12-month price forecast (as of December 2025): +3.0%

The Zillow forward forecast of +3.0% is notably positive for a market where listing prices are slightly negative year-over-year. This divergence between current listing price trends and the 12-month forecast suggests Zillow's model sees stabilization and recovery ahead.

Market activity as of February 2026 (Realtor.com):

• Days on market: 52 days
• For-sale inventory: 2,472 active listings (up 12.39% year-over-year)
• New listings: 1,210 (up 11.21% year-over-year)
• Pending listings: 1,588 (pending ratio: 0.64)
• Price cut rate: 15.38%
• Price per square foot: $157
• Home sales year-over-year: up 6.9%
• Sale-to-list ratio: 98.6%
• Supply score: 75.9 out of 100
• Demand score: 39.5 out of 100

The pending ratio of 0.64 is strong. For every 100 active listings, 64 homes are under contract. Combined with 52-day average time on market and a 98.6% sale-to-list ratio, Columbia's market is clearing homes at a healthy pace despite the higher inventory level.

The supply score of 75.9 and demand score of 39.5 represent a notable imbalance. There is more supply relative to historical norms than demand. That explains the -0.86% listing price trend and the 15.38% price cut rate. Sellers are adjusting to a buyer-favorable supply environment.

Rental and economic data:

• Zillow rent index: $1,544/month (as of December 2025)
• Population: 839,868 (2023 Census)
• Median household income: $66,146 (2023 Census)
• Median age: 37.5 (2023 Census)
• Homeownership rate: 69.21% (2023 Census)
• Unemployment: 4.8% (November 2025)
• 5-year home value appreciation: 18.39% (as of February 2026, calculated)
• Overvaluation: 7.1% (as of February 2026, calculated)
• Income needed to buy: $79,482 (as of February 2026, calculated)

What the Data Suggests

Several observations stand out from Columbia's market data.

Affordability is better than most Southern metros. At $249,518 Zillow home value and an income-to-buy of $79,482, Columbia is accessible for dual-income households at or above the $66,146 metro median. The 7.1% overvaluation figure is modest compared to markets like Stockton (68.5%) or even Tallahassee (23.6%). Prices are close to what local fundamentals support.

New construction is active. The Zillow new construction sales figure for November 2025 was 214 units, a high number for a metro of this size. Active construction is consistent with the 11.21% year-over-year increase in new listings. Supply is growing because builders are building.

The 3% Zillow forecast is the most interesting number. In a market where listing prices are slightly negative year-over-year and inventory is rising, a +3.0% 12-month forecast reflects Zillow's expectation that the supply-demand balance will improve. Population growth, the University of South Carolina, Fort Jackson (one of the Army's largest training installations), and state government employment give Columbia consistent demand that can absorb the current supply.

Home sales volume is up 6.9% year-over-year. Despite the supply increase and slight listing price softness, more homes are closing in Columbia compared to a year ago. That is a demand signal.

Columbia's Economic Foundation

Columbia is South Carolina's capital and home to the University of South Carolina, which enrolls approximately 36,000 students and is one of the state's largest employers. Fort Jackson brings a large and continuously rotating military population. State government, healthcare anchored by Prisma Health and MUSC Health, and a growing technology sector add private-sector diversification.

Median household income of $66,146 is in line with the national average. The 69.21% homeownership rate is above average, reflecting a population that has historically favored ownership. The 15.38% price cut rate and inventory growth suggest that affordability-sensitive buyers are pushing back on listing prices, which is a healthy correction rather than a collapse.

What Buyers and Investors Should Know

For homebuyers: Columbia in 2026 is a buyer-favorable market by supply standards. With 2,472 active listings and a 15.38% price cut rate, there is room to negotiate. The 52-day average time on market means you do not face the immediate pressure of markets like Ann Arbor or Worcester. The income-to-buy of $79,482 is achievable for households at or above the metro median.

The Zillow +3.0% forecast is a reason not to wait indefinitely. If the forecast materializes, the current negotiating window may close as conditions tighten.

For investors: Columbia's rental market at $1,544/month against a Zillow home value of $249,518 produces one of the better rent-to-price ratios in the Southeast. The 5-year appreciation of 18.39% is modest but positive. The university, military, and government employment base creates stable tenant demand across economic cycles. The 6.9% year-over-year increase in home sales volume confirms the market is transacting, not freezing.

The Bottom Line

Columbia, SC does not currently have a PropertyIQ Score. The individual metrics that would feed into that score tell a story of a mid-tier Southern market with affordable prices, active transaction volume, a positive forward price forecast, and a demand profile supported by the university, military, and state government.

The pending ratio of 0.64, the 6.9% sales volume increase, and the Zillow +3.0% forecast are the most bullish signals. The 15.38% price cut rate and rising inventory are the market's honest counter-signals.

PropertyIQ coverage of Columbia, SC is on the expansion roadmap. When a score is available, it will be reflected at propertyiq.app.

View all available Columbia, SC market data and explore comparable Southeast markets at propertyiq.app. Free to use, updated monthly.