Big Canoe Market Update – September 2025: A Shift Toward Balance

The Big Canoe real estate market saw renewed momentum in September 2025, marking a noticeable pickup from August. Buyer confidence appears to have strengthened following the recent Federal Reserve rate cut, which encouraged more activity across a range of price points.

Sales & Pricing Trends

The median sales price for September reached $725,000, while the 12-month median has remained steady at $620,000 since March — a sign of long-term stability despite short-term fluctuations.

Homes sold for an average of $216 per square foot, with pricing ranging widely from a high of $350 per square foot to a low of $153. The average list-to-sale ratio was 95%, though one property closed at just 83% of list price, highlighting how critical accurate pricing remains in today’s market.

Inventory & Market Balance

Inventory continued to build, now sitting at six months of supply — up 34% from last year. This increase suggests a gradual transition from a seller’s market toward a more balanced environment, giving buyers more options while keeping sellers motivated to price strategically.

In total, 21 homes, six lots, and one condo sold in September. Lot prices ranged from $1,500 to $60,000, and two listings noted having soil tests on file, an encouraging detail for prospective builders.

Financing Breakdown

Of the transactions in September:

• 11 were conventionally financed

• 8 were cash purchases

• 1 was seller-financed

• 1 was FHA Financing

This mix shows a healthy blend of financing types, reflecting both strong cash buyer activity and continued consistency with conventional loans.

The highest seller concession recorded was $12,500, showing that while the market remains competitive, buyers still have opportunities for negotiation in certain situations. Also, at least one new roof was negotiated as part of the sale prior to closing (Margot’s buyers).

Looking Ahead: October & Beyond

So far, October has been slower, with seven homes pending compared to 15 in September. However, showing activity has begun to rise again. As the fall colors arrive in Big Canoe, the market often experiences a seasonal lift — and early November could bring renewed energy for both buyers and sellers.

If you’re thinking about buying or selling in Big Canoe, now’s a great time to discuss strategy. Call Margot for expert insight into current market conditions and upcoming opportunities

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15 Years of Experience | 600+ Homes Sold