Big Canoe Market Update: Prices Hold Steady, Inventory Climbs

As of October 2025, the Big Canoe real estate market is showing two key trends: prices are holding steady, but inventory is climbing.

Median Sales Price

The median sales price in Big Canoe is currently $620,250, down about 4.6% from this time last year — but essentially flat since March.
What does that mean? While prices are slightly below last fall’s peak, the market has found a stable footing. Sellers aren’t cutting prices drastically, and buyers are settling into this new normal.

After several years of rapid price growth, we’re now in a period of healthy equilibrium — a breather that allows buyers to make more thoughtful decisions and sellers to price with precision.

Months of Inventory

The more notable shift is in inventory.
Big Canoe now has 6.1 months of supply, up 35.6% from this time last year. That’s the highest level we’ve seen in several years.

So what does that mean?

• “Months of inventory” measures how long it would take to sell all current listings at the present pace of sales.

• A balanced market is typically around 5–6 months.

• Less than 5 months = seller’s market.

• More than 6 months = buyer’s market.

Big Canoe is right on that border, which means buyers have more choices and sellers are facing more competition. Homes that are priced correctly — and well-presented — are still moving quickly. Overpriced or outdated listings, however, are sitting longer.

What This Means for Buyers and Sellers

For buyers:
This is the best opportunity we’ve seen in a while to shop without pressure. More inventory means more negotiation power and the ability to find the right home without rushing.

For sellers:
Pricing strategy and presentation are now critical. The homes that stand out — well-maintained, updated, and priced in line with current comparables — are still commanding strong offers.

The Bottom Line

Big Canoe’s market isn’t “down” — it’s normalizing. Prices have held steady for over six months, and the increase in inventory is bringing balance back after years of limited supply.

If you’re thinking about buying or selling, now is the time to work with an agent who understands how to navigate a neutral market — one where details like condition, pricing, and marketing make all the difference.