Since the beginning of August, Big Canoe has seen a healthy mix of sales activity across price points—including a few recent transactions in the million-dollar range that highlight just how varied our market can be.

One of the most notable was 182 Blue Sage Drive in Wildcat, a custom Dan DeJiacomo home originally built in 2008 for a single owner, which went under contract within 15 days of going on the market. Listed at $2.7 million and closing at $2.543 million, it stood out as an anomaly for Big Canoe—both in terms of scale and design. I was graciously able to tour the interior, thanks to Dan, who also served as the listing agent. The home’s craftsmanship, architectural detail, and overall presence put it in a category of its own, helping to justify its elevated sale price.

On the other hand, we also saw 438 Red Fox Drive in the High Gap area close for $1.2 million. This property, built in 2001 and similar in square footage to Blue Sage, was purchased for $1.3 million in 2022. The most recent owner invested around $150,000 into upgrades, yet still sold below their original purchase price—despite the home being sold fully furnished. So why the discrepancy? Finishes, views, and curb appeal all play a major role in Big Canoe valuations. For many, the sale feels like an anomaly, but when you experience these homes in person, you start to understand the differences.

In my opinion, 438 Red Fox sold below market value. Part of the issue may have been timing and pricing strategy. The home was originally listed at $1.695 million last September. Starting too high can stall momentum, and overpricing at the beginning often chips away at the final bottom line.

These two sales, side by side, illustrate the complexity of our community’s market. Big Canoe isn’t one-size-fits-all—location, design, views, and presentation can create wide swings in value, even for homes of similar size.

As we head into fall, it will be interesting to see whether luxury buyers continue to push into the $1M+ range, and whether more traditional listings hold their value despite interest rate noise. One thing remains certain: pricing and presentation matter here more than ever.

Average Sales Price (Last 30 Days): $808,058

Average List Price to Sales Price Ratio (Last 30 Days): 93.1%

Average Days on Market: 150

Two of the three $1M+ sales that have closed since May settled this month, driving the average sales price upward.

Currently, 19 homes priced over $1M are on the market, with 1 additional $1M+ property under contract.

The fall season will tell us a lot about where momentum is headed, especially at the top end of the market. I’ll continue to track trends closely and share insights as they unfold.

If you’re curious about your home’s current value, or you’re thinking about entering the market, I’d be happy to provide a personalized market analysis and talk strategy.