The 2025 Pinecrest Real Estate Report | 5 Market Truths Every Buyer & Seller Should Know

Despite slightly more sales in 2025 so far, inventory remains high, confirming a slow-moving, buyer-selective ultra-luxury market.

While sales rose from 2 to 3 (+50%), the data set is small and skewed by one listing that sat on the market for over 768 days. Median days on market (DOM) climbed from 359 to 431 days (+20.1%), and price per square foot fell slightly from $1,254 to $1,201 (-4.2%). Inventory exploded from 14 to 36 months (+157%).  Much of this inventory surge can be traced back to a wave of speculative building. Developers rushed into Pinecrest, pushing out homes that were often spec-level in quality but priced like custom builds. That mismatch is now showing up in prolonged days on market  and buyer hesitation. Today’s luxury buyers—many from New York and California—are more discerning and selective. When the product doesn’t match expectations in person, they wait. And with so much available inventory, the psychology shifts: more choice breeds more hesitation. Everyone’s talking, especially in tight-knit school and family circles, and that word-of-mouth further amplifies buyer caution. True custom homes are rare, maybe one in twenty. Yet even the good ones are being lumped into the broader perception that “everything is overpriced.” This is where pricing and presentation become critical. Sellers are often not motivated to adjust, but the reality is clear: you have to fight in your own weight class. If your home isn’t priced for the market—or doesn’t deliver exceptional quality—it simply won’t move.

Advice: Buyers should focus on high-quality, undervalued outliers. Sellers need to either stand out or step down—average product at a premium price will get left behind.

Click on the image and view the sold Pinecrest homes from the last 3 months in this price point. Listed from highest to lowest $ per sqft.

$6M–$10M: Oversupply Meets Hesitation

This segment experienced a drop in sales from 6 to 5 (-16.7%) and a surge in median days on market—from 182 to 350 days (+92.3%). Price per square foot fell from $1,067 to $1,024 (-4%), while inventory climbed from 26 to 31 months. In reality, on the ground, it feels even higher—some estimate inventory nearing three years. Much of this oversupply stems from a rush of new construction that entered the market around the $6M mark, with homes often built on large lots and priced like custom builds despite feeling more spec-level in execution. Buyers—especially from markets like New York and California—are highly cautious, value-driven, and hesitant to move on product that feels overpriced or underwhelming. Most homes in this range now require negotiation, and dated or boxy designs are being passed over. Sellers holding onto 2022–2023 pricing expectations are facing long listing periods and minimal traction. In this new market reality, if your home isn’t truly exceptional and priced right, it won’t move.

Advice: Buyers should target standout homes with long days on market for potential deals. Sellers must aggressively reposition with top-tier marketing and competitive pricing—average won’t cut it.

Click on the image and view the sold Pinecrest homes from the last 3 months in this price point. Listed from highest to lowest $ per sqft.

Click on the image and view the sold Pinecrest homes from the last 3 months in this price point. Listed from highest to lowest $ per sqft.

In 2025, it sits at 91.4%, signaling that sellers must be more realistic to close deals. Because of this increased realization we also see the amount of expired listings decline creating a more balanced market. 

Click on the image and view the sold Pinecrest homes from the last 3 months in this price point. Listed from highest to lowest $ per sqft.

Rental Market Snapshot

Rental activity was steady in the $5K–$10K range, with slight dips in price per square foot from $3.10 to $2.99. The higher-end rental market ($10K+) saw a decline in volume, particularly in the $15K+ range. However, an outlier rental at $34,000/mo in 2025 underscored the continued demand for extraordinary properties.

Advice: Investors and landlords should aim for quality, functional rentals in the $5K–$10K range. Higher-end properties need to offer exceptional value to stand out.

2025 Pinecrest Real Estate Report Closing Thoughts

While 2025 shows some market softening, Pinecrest continues to hold strong as a family-oriented neighborhood with top-tier schools and quality housing stock. This moment offers buyers more leverage and room to negotiate, while sellers who respond to current conditions can still achieve success. Design-forward, turnkey homes and strong land parcels remain in demand. Expect a potential pickup in activity if interest rates stabilize further into 2025.