South of Southern / Southend

With 3.4 months of inventory, this market leans in favor of sellers. Sellers who price competitively can still find qualified buyers, while listings that miss the market may face longer exposure, reflected in a median active DOM of 44.5 days versus 59.5 days for sold homes. The 21 pending and contingent listings indicate ongoing transaction activity, with a median pending/contingent list price of $3,950,000. Active pricing is 173.2% above the closed median, while active $/SF is 35.4% above the sold median.

Under $2M

This segment currently includes 2 active listings, 1 recent-to-market listings, 8 pending/contingent listings, and 35 closed sales over the past 6 months. With 0.3 months of supply, current conditions indicate clear seller leverage. Closed sales are averaging 51.7 days on market with a median of 22.0 days. The median sale price is $1,300,000 and the average sale price is $1,357,157, while median sold $/SF stands at $886. The median SP/LP ratio is 95.3%.

$2M–$5M

This segment currently includes 13 active listings, 5 recent-to-market listings, 4 pending/contingent listings, and 24 closed sales over the past 6 months. With 3.2 months of supply, current conditions indicate clear seller leverage. Closed sales are averaging 105.3 days on market with a median of 89.0 days. The median sale price is $3,175,000 and the average sale price is $3,206,318, while median sold $/SF stands at $1,102. The median SP/LP ratio is 93.9%.

$5M–$9M

This segment currently includes 21 active listings, 9 recent-to-market listings, 5 pending/contingent listings, and 10 closed sales over the past 6 months. With 12.6 months of supply, current conditions indicate meaningful buyer leverage. Closed sales are averaging 130.6 days on market with a median of 138.0 days. The median sale price is $6,050,000 and the average sale price is $6,355,000, while median sold $/SF stands at $1,308. The median SP/LP ratio is 92.3%.

$9M+

This segment currently includes 6 active listings, 2 recent-to-market listings, 4 pending/contingent listings, and 5 closed sales over the past 6 months. With 7.2 months of supply, current conditions indicate meaningful buyer leverage. Closed sales are averaging 234.6 days on market with a median of 202.0 days. The median sale price is $11,115,000 and the average sale price is $12,858,000, while median sold $/SF stands at $1,824. The median SP/LP ratio is 91.7%.

Lower-supply price segments are absorbing inventory more efficiently, while higher-inventory tiers require more disciplined pricing and presentation.

Larger lots continue to command a substantial pricing premium where land scarcity and redevelopment potential are strongest.

Additional Closed Metrics

Recent closed sales show a median DOM of 59.5 days, with a highest sale price of $18,250,000 and a lowest sale price of $715,000. SP$/SF was recalculated directly from sale price divided by living area for each closed property before taking medians within each category.

Breaking the market by living area highlights where buyer demand is concentrating and how efficiently different home sizes are trading.

The three-band home-size breakout shows where closed demand is concentrated and how active inventory is distributed across the size spectrum.

Active DOM Tiers

• 0–30 days: 17 active listings.

• 31–90 days: 8 active listings.

• 90+ days: 17 active listings.

SP per SF Distribution

Sale Price per Square Foot Distribution - 74 closed sales with reported living area.

Under $500 1 (1%)

$500 - $749 6 (8%)

$750 - $999 29 (39%)

$1,000 - $1,249 16 (22%)

$1,250 - $1,499 10 (14%)

$1,500+ 12 (16%)

The $750 - $999 range is the most common price tier, representing approximately 39% of closed sales with reported living area.

• Market Positioning: The market is carrying 3.4 months of inventory, placing current conditions in a seller-leaning posture.
• Buyer vs. Seller Leverage: Negotiating power generally improves as price points move higher and supply expands.
• Inventory Conditions: Pending activity remains present, while a median active DOM of 44.5 days shows that buyers continue to screen value carefully.
• Pricing Trends and Market Velocity: Lower-supply product is turning faster, while premium inventory remains slower and more selective.
• Strategic Implications: Buyers have more leverage in higher-inventory segments, while sellers benefit from disciplined pricing, presentation, and realistic positioning.