Big Canoe Market Report: February 2026

February is historically one of the lightest months for both pending sales and closings in Big Canoe. Not only is it the shortest month of the year, but many buyers and sellers are traveling and waiting for the spring market to take shape before making a move. Historically, we often see a meaningful increase in contracts written from February to March, so I expect our March 2026 update to reflect stronger momentum than what we see in this report.

At the same time, it is important to remember that closings are a lagging indicator. In other words, February closing data reflects decisions made weeks earlier and does not yet fully capture the early spring activity that is beginning to build.

Here is the current residential snapshot for Big Canoe:

• New Listings (February): 20, compared to 5 in January

• Active Inventory: 80, compared to 63 homes for sale in January

• Pending Sales (to date): 13

• Closings (February): 7

• Months of Supply: 6.5, up approximately 40% year over year

• Median Sales Price: $626,500, down approximately 2.9% year over year

• Average Days on Market: 58, based on February closings

• List-to-Sales Price Ratio: 92.6%, based on February closings

Overall, the market is becoming more balanced. Buyers have more choices than they did earlier this year, and pricing, presentation, and location continue to matter greatly.

We are also seeing more inventory come to market now, much of it from sellers who waited until March 1 to list. Even so, several homes over the past 35 days have sold exceptionally quickly, with some going under contract before ever reaching the open market:

• 112 Canada Geese (Lakeside) — sold off-market for $431,650

• 131 Sycamore Trail (Blackwell Creek) — under contract off-market for $929,500

• 145 Chipmunk Circle (Sanderlin Mountain) — under contract in 24 hours for $750,000

• 674 Grouse Gap Drive (Lake Petit with mountain views) — under contract in 48 hours for $649,000

These homes shared one important trait: highly desirable positioning. Whether it was lake views, mountain views, proximity to the gate, or strong craftsman character, each offered something buyers are actively seeking.

The message from the market is clear: buyers are watching Big Canoe closely. They know what they want, and when the right property becomes available, they are quick to act.

At the same time, ongoing developer activity and broader discussions around future planning within the community are shaping buyer perception in more subtle ways. While desirable homes are still moving quickly, some buyers are becoming more thoughtful about location, privacy, setting, and long-term surroundings as they consider the potential impact of future development within Big Canoe.

For sellers, the takeaway is this: homes with strong positioning and standout features are still attracting quick interest, but homes without those advantages need to be priced thoughtfully from the start in order to remain competitive.

For buyers, the takeaway is equally important: inventory is improving, which creates more opportunity, but the most compelling homes are still moving quickly.

If you are thinking about buying or selling in Big Canoe this spring, this is a good time to have a conversation about strategy, timing, and pricing.