Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Pinecrest Home Prices, Days on Market and Supply
Pinecrest is a market of large, costly houses, and most of them still close below what the seller first asked. This page shows how fast homes go under contract, how far below the ask they land, how homes that cut the price or were listed again fared against those that did not, and how the stock of homes for sale has thinned this summer.
Median sale price
$2,400,000
+4.8% vs the prior 52 weeks
All homes, 52 weeks to 23 September 2026, n = 251
Median days to contract
57 days
-21 days vs the prior 52 weeks
From listing to contract, not to closing, all homes, 52 weeks to 23 September 2026, n = 193
Sale vs. original ask
92.5% of the original ask
+2.3 pts vs the prior 52 weeks
Median of each sale price as a share of its original asking price, all homes, 52 weeks to 23 September 2026, n = 244
Homes for sale now
129
164 a year earlier
All homes for sale, weekly count for the week of 20 September 2026
💡 Key Insights & Takeaways
- In the two years to 23 September 2026, the median home took 67 days from listing to going under contract, and 54.5 days in the last three months.
- Over the two years, 91.1% of closings sold below the original ask, and the median sale closed at 91.5% of the ask.
- The median closing price across all homes was $2,375,000 over the two years, and the median house closed at $2,725,000.
- Homes that cut the ask closed at a median 84.4% of their original ask after 119 days, while homes that held closed at 94.7% after 30.
- The weekly count on 20 September 2026 found 129 homes for sale and 24 under contract, which is 21.2 weeks of supply at the recent pace.
Pinecrest homes that sold in the three months to 23 September 2026 went under contract in a median 54.5 days, against 69 days in the 21 months before. Most sellers still gave something up: 91.1% of the two years of closings sold below their original asking price.
At a glance
Days on market here means list to pending: the days from listing to the day a home goes under contract, not to the day it closes. Rows cover the two years to 23 September 2026, except the last row, which is the weekly count of homes for sale on 20 September 2026.
| Measure | Value | Window |
|---|---|---|
| Median days on market, list to pending | 67 days (middle half 23 to 127; n = 327) | Two years |
| Closings below the original ask | 91.1% (n = 437); the median sale closed at 91.5% of the ask | Two years |
| Median closing price, all homes | $2,375,000 (middle half $1,550,000 to $4,200,000; n = 450) | Two years |
| Median price per square foot of total area under roof, all homes | $539 (middle half $443 to $677; n = 423) | Two years |
| Homes for sale and under contract | 129 for sale, 24 under contract, 21.2 weeks of supply | 20 September 2026 |
How many Pinecrest homes sell, and how fast do they go under contract?
About two hundred a year, and faster this summer. 450 homes closed in the two years to 23 September 2026, 440 distinct homes once a home that sold twice is counted once. That is 3.5% of the village's 6,198 residential parcels a year, 7.1% over the two years.
The last three months ran faster. 75 homes closed between 23 June and 23 September 2026, a pace of 25.0 a month against 17.9 a month in the 21 months before. Part of that is the season, since the same three months of 2025 held 61 closings.
Speed moved the same way. The two-year median was 67 days to a contract, and in the last three months it was 54.5 days, against 69 before. Over the two years, 16.5% of closings went under contract within 14 days, while 39.4% took more than 90.
Price decides the pace. Homes in the $1 million to $2 million band went under contract in a median 29.5 days, against 114.5 days for homes at $5 million and up.
What do Pinecrest homes sell for?
The median house closed at $2,725,000 over the two years, with the middle half between $1,795,000 and $4,600,000, on 387 house sales. Price per square foot here uses total area under roof, not just heated living space, so it reads lower than a living-area figure would. On that basis the median house sold for $583 a square foot.
The summer median looks higher than it is. Homes that closed in the last three months had a median of $2,850,000, against $2,290,000 in the 21 months before, but that jump is mostly bigger houses selling and fewer condominiums, not higher prices. Only 6 condominiums and 1 townhouse closed in those three months, so read each attached sale on its own. Per square foot of total area under roof, the last three months ran $579 against $535.
The year-over-year read is a real price move. The table sets the 52 weeks to 23 September 2026 against the 52 weeks before, on 251 and 195 closings.
| Measure, all closings | Prior 52 weeks | Trailing 52 weeks | Change |
|---|---|---|---|
| Median close | $2,290,000 | $2,400,000 | +4.8% |
| Median price per square foot of total area under roof | $534 | $561 | +5.1% |
The median close and the median price per square foot rose by about the same amount, so this was a price move and not a change in what sold. Both figures look backward, and neither is a forecast.
Do Pinecrest homes sell below the asking price?
Almost always. Over the two years only 4.1% of closings went above the original ask. The median sale landed at 91.5% of the ask, with the middle half between 84.7% and 95.7%. Among the homes that sold below the ask, the median discount was 9.3%, or $250,000.
The summer eased that a little. In the last three months 83.3% of closings sold below the ask, against 92.6% in the 21 months before, and the median sale reached 92.8% of the ask against 91.2%. The size of the discount barely moved, at 8.8% against 9.3%. What changed is how many sellers gave something up, not how much.
Cutting the ask did not rescue a slow listing. 41.6% of two-year closings cut the ask before a buyer signed, by a median 7.7%, or $232,500. Homes that cut closed at a median 84.4% of their original ask after 119 days, and homes that held closed at 94.7% after 30. The homes that cut were already the slow ones, so this shows what happened, not what caused it.
A second listing attempt cost more still. 29.1% of two-year closings had been relisted at least once, and 34.7% of those in the last three months. The table shows the gap as of 23 September 2026.
| Closings, two years | Median share of the ask | Days to a contract |
|---|---|---|
| Sold on the first listing | 91.2% of the ask | — |
| Relisted at least once | 84.3% of the first ask, 92.1% of the final ask | 437 days from the first listing, 66 on the final attempt |
Relisted homes were the harder sells to begin with, so the table describes them rather than proving that relisting caused the gap.
Three sales from the last three months show the range, each one sale and not a pattern. A four-bedroom house built in 1958, on a 15,055-square-foot lot, asked $1,520,000 and closed at $1,620,000 in August 2026, 106.6% of its ask, after going under contract 5 days after it listed. A seven-bedroom house built in 2006, on a 36,590-square-foot lot, first asked $8,050,000, was cut to $5,350,000 and closed at $5,100,000 in July 2026, 63.4% of its ask, after 643 days to a contract. At the top, a nine-bedroom house built in 2024, on an 82,764-square-foot lot, asked $19,500,000 and closed at $17,500,000 in June 2026, 89.7% of its ask, after 127 days to a contract.
How many homes are for sale in Pinecrest right now?
The weekly count on 20 September 2026 found 24 homes under contract beside the homes for sale. Weeks of supply is how long today's stock would take to sell at the closing pace of the last 13 weeks. The table sets both measures beside the same count 13 weeks and a year earlier.
| Supply, weekly count | 20 September 2026 | 13 weeks earlier | A year earlier |
|---|---|---|---|
| Homes for sale | 129 | 142 | 164 |
| Weeks of supply at the recent pace | 21.2 | 31.3 | 38.1 |
Supply fell faster than the season explains. Over 13 weeks the count dropped by 13 homes, 9.2%, and the four-week count agrees, down 2 homes. The season alone would have taken off about 3.7%, so with the season taken out, supply ran 5.5 points below its usual path. That seasonal reading rests on three complete years, so treat it as a direction.
Against the same weeks a year ago, 35 fewer homes are for sale, 21.3% fewer, and fewer failed listings did most of it. In the latest 13 weeks, 31 listings came off the market unsold, against 55 a year earlier, while closed listings rose from 56 to 79. New listings, 90 against 99, and contracts, 63 against 67, barely moved. Of the 110 listings that left the market, 79 sold, a sell-through of 71.8%, against 50.5% a year earlier.
Most of what is for sale sits above where most sales happen. 64 of those homes, 49.6%, ask $5 million or more, a band that took 52 of the last year's 251 closings with a known ask, 20.7%. The median ask is $4,995,000, with the middle half between $2,900,000 and $7,995,000. 50 of the homes for sale, 38.8%, have already cut their ask, by a median 6.0%.
Two listings mark the ends of that stock, each one listing and an observation, not a recommendation. The most expensive home for sale asks $21,495,000: an eight-bedroom house built in 2022, listed 65 days on its current attempt. The longest-sitting one has been listed 720 days and now asks $14,999,900, after a 25.0% cut from $19,999,000.
When is the best time to list or buy in Pinecrest?
On three complete years of data, 2023 to 2025, February through April was the best run of months to list a home here. July through September gave a buyer the most homes to choose from and the least competition, which is about choice and not a lower price. The two runs do not overlap, and the buyer's run tied on score with October through December.
The weakest months point the other way. For listing, October and September ranked lowest, and for buying, February and March did. Supply ran lowest in January and highest in April, but neither month held in every year. With only three years behind it, treat every month here as a direction.
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