South of Southern / Southend

With 4.0 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 94.0 days versus 68.0 days for sold homes. The 35 pending and contingent listings indicate ongoing transaction activity, with a median pending/contingent list price of $3,950,000. Active pricing is 68.8% above the closed median, while active $/SF is 29.1% above the sold median.

Under $2M

This segment currently includes 22 active listings, 2 recent-to-market listings, 13 pending/contingent listings, and 59 closed sales over the past 6 months. With 2.2 months of supply, current conditions indicate clear seller leverage. Closed sales are averaging 65.7 days on market with a median of 39.0 days. The median sale price is $1,210,000 and the average sale price is $1,296,739, while median sold $/SF stands at $794. The median SP/LP ratio is 94.7%.

$2M–$5M

This segment currently includes 29 active listings, 4 recent-to-market listings, 10 pending/contingent listings, and 46 closed sales over the past 6 months. With 3.8 months of supply, current conditions indicate clear seller leverage. Closed sales are averaging 115.2 days on market with a median of 92.0 days. The median sale price is $2,942,500 and the average sale price is $3,014,905, while median sold $/SF stands at $1,071. The median SP/LP ratio is 93.2%.

$5M–$9M

This segment currently includes 23 active listings, 0 recent-to-market listings, 7 pending/contingent listings, and 15 closed sales over the past 6 months. With 9.2 months of supply, current conditions indicate meaningful buyer leverage. Closed sales are averaging 118.9 days on market with a median of 123.0 days. The median sale price is $5,950,000 and the average sale price is $6,047,000, while median sold $/SF stands at $1,320. The median SP/LP ratio is 90.0%.

$9M+

This segment currently includes 9 active listings, 0 recent-to-market listings, 5 pending/contingent listings, and 5 closed sales over the past 6 months. With 10.8 months of supply, current conditions indicate meaningful buyer leverage. Closed sales are averaging 206.8 days on market with a median of 202.0 days. The median sale price is $10,510,000 and the average sale price is $12,737,000, while median sold $/SF stands at $2,011. The median SP/LP ratio is 91.6%.

The strongest-performing price segment is Under $2M, supported by the quickest absorption and tighter supply. The weakest-performing segment is $9M+, where supply is deepest and buyers hold more negotiating leverage. Lower-supply segments are absorbing inventory more efficiently, while upper-tier inventory continues to require disciplined pricing and presentation.

Larger lots continue to command a substantial pricing premium, especially where land scarcity and redevelopment potential are strongest. The mid-sized lot category continues to represent the market's largest pool of transactions.

Additional Closed Metrics

Recent closed sales show a median DOM of 68.0 days, with a highest sale price of $18,250,000 and a lowest sale price of $625,000. SP$/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. Smaller homes remain the most accessible entry point, while larger-format product continues to define the upper end of market value and active pricing power.

Active DOM Tiers

• 0–30 days: 11 active listings.

• 31–90 days: 30 active listings.

• 90+ days: 42 active listings.

SP per SF Distribution

Sale Price per Square Foot Distribution - 66 closed sales with reported living area.

Under $500 4 (3%)

$500 - $749 21 (17%)

$750 - $999 44 (36%)

$1,000 - $1,249 23 (19%)

$1,250 - $1,499 16 (13%)

$1,500+ 15 (12%)

The $750 - $999 range is the most common price tier, representing approximately 36% of closed sales with reported living area.

• Market Positioning: The market is carrying 4.0 months of inventory, placing current conditions in a seller-leaning posture.
• Strongest Price Segment: Under $2M is showing the healthiest combination of absorption and available supply.
• Weakest Price Segment: $9M+ has the highest supply burden and softest leverage profile.
• Buyer vs. Seller Leverage: Negotiating power generally improves as price points move higher and supply expands.
• Inventory Conditions: Pending activity remains present, but a median active DOM of 94.0 days shows that buyers are screening 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 the most leverage in higher-inventory segments, while sellers benefit from disciplined pricing, presentation, and realistic positioning.