The 2025 Pinecrest Real Estate Report | A Midyear Review for Buyers and Sellers

$3M–$6M: Signs of Resilience

Despite a dip in sales from 26 to 21 (-19.2%), this bracket showed pricing strength, with price per square foot rising from $819 to $848 (+3.5%). This indicates a healthy appetite for homes that offer quality and value. However, time on market jumped from 132 to 182 days (+38%), and inventory increased from 9 to 12 months.

Buyers are showing up for standout properties, but they’re not rushing. They’re willing to wait for quality homes with smart layouts and premium features. Sellers are facing increased negotiation, with final sales prices averaging about 91% of original list price.

Advice: Buyers should remain selective and leverage longer days on market in negotiations. Sellers must elevate product presentation and avoid aspirational pricing.

$1M–$3M: The Most Stable Segment

This price bracket remains the most balanced in Pinecrest. Sales declined from 40 to 33 (-17.5%), but homes are still moving relatively quickly compared to other ranges. Median days on market increased modestly from 54 to 67, and the average price per square foot dipped slightly from $822 to $786 (-4.4%).

Buyers have more room to negotiate, but competition remains healthy for homes with modern upgrades and good land. Sellers who price accurately and present their homes well are finding willing buyers. Inventory rose from 4.5 to 7.3 months, reflecting more options but not an oversupply.

Advice: Buyers should act decisively on well-located, turnkey properties. Sellers need to stay grounded in their pricing but can still find success.

Key Takeaways of our 2025  Pinecrest Real Estate Report by Metric:

• Sales Volume: Declining in all ranges except $10M+, but driven by limited data.
• Price per Square Foot: Stable overall; only the $3M–$6M range saw increases.
• Days on Market: Up across all brackets, especially $6M+.
• Inventory: Highest increases seen in $10M+, followed by $6M–$10M.
• Negotiation: Discounts are widening, especially in mid to high-luxury tiers.

Buyer and Seller Psychology

2025 Buyer Psychology Buyers across all segments are showing more discipline and patience. Many are taking a wait-and-see approach, influenced by interest rate fluctuations and broader economic signals. Turnkey homes with good design, layout, and lot value continue to draw strong demand. Negotiation is now expected.

2025 Seller Mindset The era of overpricing and waiting for the market to catch up is over. Sellers who lead with realism, invest in presentation, and understand the buyer mindset are the ones finding success. The rest risk stagnation.