June told a very different story than what we’re seeing right now.
Home sales were down. Contracts were down. Activity slowed across Big Canoe in a noticeable way.
But July is already changing the narrative.
As of mid-month, we’ve seen roughly double the number of contracts written compared to June—and we’re only halfway through. Buyers haven’t disappeared. They’ve just become more selective, more strategic, and more value-driven.
Buyers Want Updates—or a Discount
Today’s buyers in Big Canoe are walking into homes with a very specific mindset: if it’s not updated, it needs to be priced accordingly.
One buyer said it best:
“Why would I buy a home where I have to go in and update the kitchen and bathrooms?”
That expectation is shaping decisions across the market.
Move-in ready homes—or homes that feel easy—are outperforming. Properties that need work are still selling, but only when the price reflects the effort required.
The Homes That Are Winning Right Now
Even in a slower June, certain homes moved quickly—and that trend is continuing.
A $499K home went under contract in just 24 hours at approximately $175 per square foot. It had some stairs to the front entry, but it also offered a garage bay and a level walk to a terrace level with a kitchenette—features buyers value.
Another home just under $1M, with golf course views and a strong craftsman design, went under contract in less than two weeks.
The pattern is clear. Homes are moving quickly when they offer one or more of the following:
Strong value relative to condition
Functional features (garage, usable layout)
Updated interiors (within the last 10 years)
And most importantly—views
“Does It Have a View?”
This is the question buyers are asking first.
And not just whether a home has a view—but whether it could have one.
Buyers are increasingly asking:
“Can I vista prune—and how much will that open up?”
If you own a home that may have hidden or partial views, this is something to evaluate now. Vista pruning—or even having a clear plan for it—can significantly impact buyer interest and perceived value.
For sellers considering listing in the next 6–12 months, this is one of the most important pre-listing steps.
What Sellers Should Focus on Right Now
You don’t always need a full renovation to compete—but you do need thoughtful updates.
Small changes can make a significant difference:
Updated vanities and flooring
New cabinet hardware, lighting, and plumbing fixtures
Clean, neutral bathrooms that feel calm and fresh
Buyers are drawn to spaces that feel move-in ready, even if the updates are simple.
June Market Snapshot
25 new listings came on the market
10 homes closed (down from 16 in May)
Inventory is rising, increasing competition
This gradual increase in supply is reinforcing what we’re seeing on the ground: buyers have options, and they’re taking their time.
Negotiation Strategy Matters More Than Ever
Buyers are entering with lower initial offers and expecting negotiation.
However, they are not as emotionally committed as in previous years. If they don’t feel like they’re getting value—or a “win”—they are more likely to walk away.
One of the most critical phases right now is the due diligence period. This is where many deals are either successfully negotiated… or fall apart entirely.
Sellers need to approach negotiations with a clear strategy from the beginning, not reactively.
For questions or to schedule a consultation, call Margot at (678) 807-4433 or email margot@realestateinthegate.com.
