Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Southwest Ranches Market: Prices, Days to Sell, Supply
Southwest Ranches is a thin, high-priced market where few homes change hands and sellers are giving ground on time and terms more than on price. This page shows what homes close for against the first ask, how long a sale takes from listing to closing, what price cuts and past failed listings went with, and what cash buys.
Median sale price
$1,680,750
-6.6% vs the prior 52 weeks
Houses, 52 weeks to 11 September 2026, n = 92
Median days to contract
Not recorded
No comparison
Contract dates are not recorded for sales here, so days from listing to contract cannot be counted, 52 weeks to 11 September 2026
Sale vs. original ask
88.9% of the original ask
-1.0 pts vs the prior 52 weeks
Median of each sale price as a share of its original asking price, houses, 52 weeks to 11 September 2026, n = 92
Homes for sale now
66
99 a year earlier
All homes for sale, weekly count for the week of 6 September 2026
💡 Key Insights & Takeaways
- No home closed above the price its seller first asked in the three months to 11 September 2026, against 4.0% in the baseline from 1 January 2024 to 31 May 2026.
- The median sale took 123 days from listing to closing, against 87 days in the baseline, and contract dates are not recorded for this town.
- The median close was $1,650,000 in the recent window against $1,750,000 in the baseline, while the median price per square foot was $466 against $442.
- Of everything that closed, 29.8% had already failed at least once, and for relisted homes the time from first listing runs a median 411 days longer than the current listing shows.
- On 11 September 2026 there were 65 active listings at a median asking price of $2,849,999, and 29 of them were asking above $3M.
If you are deciding what to offer in Southwest Ranches, one figure decides it: no home closed above its original asking price in the three months to 11 September 2026. The typical sale took 123 days from listing to closing, against 87 over the two years before. The median close was $1,650,000.
At a glance
| What | Recent window | Baseline | As of |
|---|---|---|---|
| Days from listing to closing | 123 | 87 | 2026-09-11 |
| Share closing above original ask | 0% | 4.0% | 2026-09-11 |
| Median close price | $1,650,000 | $1,750,000 | 2026-09-11 |
| Cash share of closings | 52.4% | 42.9% | 2026-09-11 |
| Active listings | 65 | — | 2026-09-11 |
Recent window is 1 June to 11 September 2026, 21 closings. Baseline is 1 January 2024 to 31 May 2026, 224 closings.
How long does it take to sell a home in Southwest Ranches?
The typical home takes 123 days from listing to closing, against 87 days over the two years before. That is 36 days slower, a 41% deterioration, and it is the largest single move in this market.
One definition matters before you use that number. Days here are measured list-to-close — from the day a home is listed to the day it closes, not to the day it goes under contract. Contract dates are not recorded for this town, so a days-to-contract figure cannot be computed and is not claimed. List-to-close runs materially longer than the days-on-market figure a listing portal shows you. It is the same market, measured honestly.
The deterioration is not a blip. Year by year, the median ran 73 days in 2024, 94 in 2025 and 124 year-to-date in 2026.
Price predicts it. Homes under $1M close in a median 51 days; homes above $3M take 139 — a spread of 2.7 to one. The top of this market is both the slowest segment and the most heavily negotiated.
What do homes actually sell for?
The median closed sale landed at 92.4% of what the seller first asked. Among the homes that sold below ask, the median discount was 10.9%.
| Outcome | Recent window | Baseline |
|---|---|---|
| Above original ask | 0% | 4.0% |
| At ask | 14.3% | 12.1% |
| Below original ask | 85.7% | 83.0% |
The "at ask" band spans 99.5% to 100.5% of the original price, so a sale at 99.5% carries a small positive discount while still counting as at-ask. That is why the two columns can look contradictory when they are not.
Median price per square foot was $466 in the recent window against $442 in the baseline — effectively flat. Price levels have held while the time and the negotiation moved. The adjustment in this market is showing up in the calendar and in the discount, not yet in the headline number.
Does cutting the asking price help?
No, and the data is blunt about it. 37.6% of closings cut their asking price within the listing, at a median reduction of 8.4%.
| Cut the ask | Held the ask | |
|---|---|---|
| Median days to close | 167 | 67 |
| Median share of original ask | 84.8% | 94.2% |
| Closed above ask | 0% | 4.7% |
Homes that cut took about 100 days longer and still closed nearly ten points further under their original price.
One caveat matters here and it is not a small one: homes that cut were pre-selected for weak demand. The comparison is descriptive, not causal. It does not show that cutting causes a worse outcome; it shows that the homes that needed to cut were already the harder sells. The practical reading is to price it correctly on day one, because the cut costs you the calendar either way.
How much of the market has already failed once?
29.8% of everything that closed had already failed at least once — cancelled, expired or withdrawn, then listed again. A current listing's status field shows none of that.
The consequence is a clock that lies. For relisted homes, the median time from the first listing runs 411 days longer than the current listing shows. A home that appears to have been on the market for two months may have been trying to sell for well over a year.
Relisted homes also take 17 days longer on their current attempt than first-time listings do. Ask for the original list date, every time.
What is available in Southwest Ranches right now?
There are 65 active listings, at a median asking price of $2,849,999 and a median 105 days on the market. Active and under-contract listings together are 13.8% of all listing activity in scope.
Active asking prices skew well above what is closing: 29 of the 65 are asking above $3M, while the median close in the recent window was $1,650,000. The longest-sitting active listing has been on the market for 967 days, and its clock from first listing runs longer still.
Only 3.3% of the town trades in a year — 85 distinct parcels closed against a residential universe of 2,586. In a capped-assessment market that is a lock-in finding rather than a demand finding: a long-held homesteaded owner forfeits an accumulated assessment shelter on sale, and the cap rewards staying. Thin markets reward patience over speed.
What changed against last year?
Three things moved and three held, and the split is the story.
Moved: time to sell, from 87 days to 123. The above-ask share, from 4.0% to zero. Cash share, from 42.9% to 52.4% of closings.
Held: median close price, $1,750,000 to $1,650,000. Median price per square foot, $442 to $466. The median discount among below-ask sales, 11.2% to 10.9%.
Because the price and size measures held, the velocity move is a real change in market conditions rather than a shift in what happens to be selling.
One signal runs the other way and is worth knowing. Sixteen parcels closed twice inside the analysis window, and those matched pairs moved a median 35.5% annualised — while the community median close drifted down. A matched-pair series controls for composition, and where the two disagree the pair series is the more reliable price signal. Several of those pairs turn over inside three months, so treat the annualised figures at the extreme as illustrative of direction rather than as a rate to expect.
What does this mean for your offer?
Cash now takes the majority of closings — 52.4% in the recent window. But cash does not buy a discount here: cash buyers closed at a median $1,950,000 against $1,625,000 for financed buyers, and at a slightly firmer share of asking. What cash buys is the calendar, closing about 19 days faster.
So the leverage in this market is in terms and in patience rather than in a headline low offer. Sellers are conceding time and negotiation, not yet price. Only 2.8% of recent listings use distress language, so the pressure visible in the outcomes is not yet visible in how homes are being marketed.
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