Charleston: The Data Profile (2026)

Charleston presents a distinct statistical anomaly in the 2026 relocation landscape. With a population of 155,988, it operates as a smaller city that commands a median income of $95,126—a staggering +27.5% above the US median of $74,580. This wealth concentration is fueled by a highly educated workforce, where 61.2% of residents hold a college degree, nearly double the national average of 33.1%.

The statistical target demographic is the "High-Earning Hybrid Professional." This profile fits individuals or families earning between $90,000 and $140,000 who require access to urban amenities but value a coastal lifestyle. The data suggests this group is currently outpacing the cost of living, generating a significant disposable income surplus compared to the national baseline.

Cost of Living Analysis

Despite the high income, Charleston remains a high-value proposition due to a Cost of Living Index where the aggregate score sits below the national average. Specifically, housing is 12% cheaper than the US average, and groceries are 7.8% less expensive.

Disposable Income Analysis:
A single earner making the median income of $95,126 (approx. $5,945 monthly after taxes) faces a total monthly expense of roughly $3,389. This results in a disposable income surplus of approximately $2,556 per month. This surplus is 35% higher than the national average for similar income tiers, driven primarily by the 12% housing discount.

Housing Market Deep Dive

The housing market is the primary driver of Charleston's value proposition. While rents align closely with the national average, the purchase market is significantly undervalued relative to income levels.

Buy vs. Rent Analysis:
The price-to-rent ratio in Charleston currently sits at approximately 21.4 ($385,000 / ($1,424 x 12)). In markets where this ratio exceeds 21, renting is often financially superior. However, given the -8.3% discount on home prices compared to the US average, Charleston offers a rare window for buyers to enter a market that is appreciating due to high-income in-migration, while still paying below-average entry costs.

Economic & Job Market Outlook

RTO & Commute:
In the post-remote 2026 landscape, Charleston has stabilized as a "Hub-Spoke" model. The average commute time is 22.5 minutes, significantly lower than the national average of 27.6 minutes. While 35% of the workforce is fully remote, the 61.2% college-educated demographic drives demand for hybrid roles requiring 2-3 days in-office. This has kept commercial real estate in the downtown core stable.

Industry Stability:
The local economy is diversified but leans heavily on Aerospace (Boeing), Advanced Manufacturing, and Port Logistics. The unemployment rate stands at 4.6%, which is slightly elevated above the national average of 4.0%. This 0.6% gap is attributed to a rapid influx of new labor talent outpacing immediate job creation in specialized sectors.

Quality of Life Audit

Charleston scores high on health metrics and air quality, though safety remains a mixed bag depending on the specific neighborhood.

Safety Analysis:

• Violent Crime: 456 per 100k (US Avg: 380). This is categorized as AVERAGE, meaning it is roughly 20% higher than the national baseline but manageable in residential districts.
• Property Crime: 2,567 per 100k (US Avg: 2,000). This is categorized as HIGH, driven largely by tourist-heavy areas and vehicle break-ins.

Air Quality & Weather:
Charleston boasts an AQI of 43 (Good), with PM2.5 levels at 6.1 µg/m³, well below the EPA standard. The current weather snapshot shows a temperature of 61.0°F with a high of 74°F, though "Widespread Fog" is a recurring atmospheric condition that can impact visibility 15-20 days per year.

Schools:
Public school ratings average 7.2/10, with the highest-performing districts located in the suburbs of Mount Pleasant and West Ashley.

The Verdict

Pros:

• Income vs. Cost: The +27.5% income premium combined with an 88.0 COL index creates a wealth-building environment.
• Education: A workforce with 61.2% college education ensures a high-quality social and professional environment.
• Air Quality: An AQI of 43 is top-tier for a coastal city with industrial ports.

Cons:

• Property Crime: The rate of 2,567/100k requires vigilance and investment in home security.
• Slight Unemployment Gap: The 4.6% rate suggests the job market is slightly tighter than the national average, potentially impacting career switchers.
• Weather Hazards: Fog and hurricane risks remain statistical outliers that can disrupt logistics 5-10 days annually.

Recommendation:
Strong Buy for High Earners. Charleston is statistically undervalued for the income tier it attracts. The data supports a relocation for professionals earning above $85,000 who can leverage the housing discount to build equity, provided they mitigate the +20% violent crime risk through neighborhood selection.

FAQs

1. What salary is needed to live comfortably in Charleston in 2026?
For a single adult, a salary of $75,000 provides a comfortable standard of living. For a family of four, the threshold rises to $125,000 to maintain a similar quality of life, largely due to housing size requirements.

2. How does Charleston's value compare to other "Sunny" cities?
Compared to Austin (COL Index 105) or Miami (COL Index 118), Charleston's 88.0 index offers significantly better purchasing power. You effectively save $12,000-$18,000 annually on living expenses compared to these peers for the same income bracket.

3. Are the safety statistics a dealbreaker?
Not necessarily. While property crime is HIGH (2,567/100k), violent crime remains near the national average (456/100k). By avoiding high-tourist density zones, residents can lower their risk profile significantly.

4. Is the housing market expected to correct?
Given the +27.5% income growth and limited geographic expansion (peninsula geography), prices are projected to hold steady or appreciate 2-4% annually. The current $385,000 median is likely a floor, not a ceiling.