Big Canoe’s housing inventory continues to climb, giving buyers more options and making thoughtful pricing increasingly important for sellers. But more inventory doesn’t mean every home is sitting. Several properties with standout views have recently gone under contract in just over a week—or less.
The story right now is selectivity. Buyers are still buying, but they’re looking closely at the full package: price, condition, views, location, and how a home fits their lifestyle.
Here’s where the market stands, what sold in October, and what I’m watching next.
Big Canoe Market Snapshot
As of November 9, 2026:
Seven homes closed in October. Those sales, along with the properties currently under contract, offer a useful look at where buyers are finding value.
What Sold in October?
One of October’s standout sales was a mountain-view home that closed for just over $1 million. It went under contract in only four days and sold for 98% of its list price.
That’s an important counterpoint to the rising-inventory story: buyers are still willing to act quickly when a property checks the right boxes.
At the other end of the price range, a Buckskull cabin needing renovation sold for $240,000.
The financing breakdown for October’s seven closings was:
Three cash purchases
Three conventional loans
One VA loan
Cash buyers were active, but financed purchases represented four of the seven closings.
What’s Going Under Contract?
Several notable pending properties share a common feature: big views.
Sanderlin: Listed at $1.639 Million
The highest-priced home currently under contract is new construction on Sanderlin, with expansive views overlooking Lake Petit and Big Canoe’s interior. It spent 30 days on the market before going under contract.
Ridgeview: Listed at $975,000
A home on Ridgeview with big views went under contract in nine days. Built in 2000, it offers approximately 5,855 square feet, putting its list price at roughly $166 per square foot.
337 Disharoon: Listed at $860,000
With expansive views to the northeast, 337 Disharoon went under contract in eight days. Built in 2006, the home offers approximately 3,000 square feet.
These are pending properties, so their final sale prices aren’t yet available. Still, their time on market shows that buyers aren’t necessarily waiting when they find a compelling property.
Months of Inventory Continues to Climb
In my End of Summer Report, Big Canoe had 7.2 months of inventory. Using the rolling 12 months through October, that figure has increased to 7.8 months.
That’s the backdrop for this market: more available inventory, even as certain homes attract buyers quickly.
For sellers, a neighboring home’s quick contract doesn’t mean every property will follow the same timeline. For buyers, more choices don’t necessarily mean every desirable home will remain available.
My Take: Buyers Are Being Particular
I see this as more of a “COVID hangover” than a repeat of 2008. Buyers are still participating, but—as I’ve reported throughout much of this year—they’re being picky.
And in Big Canoe, there’s plenty to weigh.
Two homes at similar prices can offer very different experiences. Buyers are comparing views, age, renovation needs, privacy, driveway accessibility, and the drive from the gate.
That’s why one community-wide number can’t tell the whole story.
I’m continuing to see a mix of:
Full-time buyers relocating to Big Canoe
Second-home buyers interested in supplementing ownership costs with rental income
Existing Big Canoe homeowners making a switch within the community
These buyers have different priorities. The challenge for sellers is understanding where their home fits—and positioning it accordingly.
Mortgage Rates Have Eased Slightly
Freddie Mac’s average 30-year fixed mortgage rate declined for three consecutive weeks, reaching 7.18% on November 5. That offers some relief, although it is not a multiyear low.
For buyers financing a purchase, an updated lender quote is more useful than relying on a rate from several weeks ago. The national average provides context, but it isn’t a quote for a particular borrower or property.
A Quick Note on Appraisal Changes
Fannie Mae and Freddie Mac are transitioning to a redesigned appraisal-reporting format known as UAD 3.6. It’s a change to how property information is collected and presented—not an automatic adjustment to a home’s value.
For this market report, the takeaway is straightforward: appraisal reporting is evolving, but buyers and sellers shouldn’t interpret that as a blanket change in what Big Canoe homes are worth.
What I’m Watching: New Construction in Audubon Village
The developer’s newly released inventory in Audubon Village is another development I’m watching closely.
I think new construction in the $600,000–$700,000 range could generate additional interest in Big Canoe. The question is how those buyers will ultimately choose.
Will they prefer a newly built home in Audubon Village? Or will they consider an established home built around 2000, perhaps 15 minutes inside the gates, offering a different setting, view, or level of privacy?
The inventory has only recently been released, so it’s too early to know how that comparison will play out—or how much activity it may bring to existing resale listings.
What This Means for Buyers and Sellers
For sellers, my takeaway is simple: don’t confuse an active market with an easy market. Some view homes are finding buyers quickly, but rising inventory makes thoughtful pricing and presentation especially important.
For buyers, there are more options to explore—but recent contracts show that a home matching your priorities may not stay available long. Be clear about what matters most, whether that’s a view, privacy, newer construction, or proximity to the gates.
Thinking about selling—or making a move within Big Canoe? Let’s compare your home with the properties buyers are choosing right now, or narrow down the options that fit your next chapter.
Big Canoe inventory and contract figures reflect the November 9, 2026 snapshot. Closed-sale figures reflect October 2026. Prices shown for properties under contract are list prices, not final sale prices.
