Big Canoe Market Update: January 2026

January is historically one of the lightest closing months in Big Canoe, so early numbers can shift quickly. Still, the pattern we’re seeing so far is consistent with what buyers and sellers have been feeling: the market is rewarding the right homes, and penalizing uncertainty.

Here is where things stand as of late January.

The Snapshot (Residential)

• New Listings: 5

• Active Inventory: 63 homes for sale

• Pending: 10

• Closings: 8 + 5 more projected (January is typically a low closed-sales month)

• Months of Supply: 6.3 (up ~40% year-over-year)

• Median Sales Price: $599,000 (down ~6.6% year-over-year)

• Average DOM: 206 (based on January closings to date)

• List-to-Sales Price Ratio: 86.8% (based on January closings to date)

What this means in plain terms: Buyers have options, and many are negotiating harder. Meanwhile, well-positioned homes can still move quickly when they’re priced correctly and feel low-risk.

Three Case Studies That Tell the Story (No Addresses)

Case Study 1: Sold at 67% of Original List Price

A larger home (5 bed / 3.5 bath, 4,000+ sq ft) sat for 7.5 months. It originally listed near $1.5M and ultimately sold just over $900,000.

This was a cash transaction with no seller-paid closing costs and a short pending period (about two weeks). The offer was aggressive, clean, and low-risk for the seller.

Takeaway: in a market like this, certainty is valuable. When a buyer can remove friction and risk, price often becomes the lever that gets the deal done.

Case Study 2: Sold at 71% of Original List Price (I represented the buyers)

A smaller cabin (3 bed / 2.5 bath, just over 1,500 sq ft) stayed on the market for 14 months. The seller purchased in late 2022 and listed later expecting appreciation that simply wasn’t there. After time and multiple reductions, it finally went under contract in November 2025 after a meaningful price correction.

Takeaway: overpricing doesn’t just “test the market.” It often costs you leverage. As days on market climb, buyers begin to assume there’s a reason, and the final outcome can become more discounted than it needed to be.

Case Study 3: Sold at 97% of List Price with 45 Days on Market

A craftsman-style home with a 2-car attached garage (4 bed / 3.5 bath, 2,935 sq ft) made one adjustment of $24,000 about a month in. A buyer came within days of the adjustment. Closing occurred later due to timing and terms, not lack of demand.

Takeaway: the market still responds quickly to the right combination of design, functionality, and pricing.