Landfall’s numbers for the month — every closing from Hive MLS, read by the broker who has lived here since 1997.
May was a strong month by any measure. Sixteen homes closed with a median sale price of $1,259,500, right in line with the trailing 12-month median of $1,275,000 — confirmation that Landfall's pricing floor is holding. The top of the market was especially active, with three sales above $5 million in a single month. Against a backdrop of 29 active listings and a community-wide sale-to-list ratio of 95.8 percent, this is a functioning, liquid market, not a frothy one. Values are up 2 percent year over year — steady appreciation, not speculation.
Ocean Point Drive carried the month. Both 2340 and 2352 closed at $7.25M and $6.5M respectively, and 2352 did it in 3 days on market. That is not an accident — waterfront and marsh-view product in that corridor has a buyer pool that moves fast when the right home appears. 625 Dundee closed at $5.45M after 236 days, which tells you price discovery at that level takes time but the demand is real. In the $1M to $1.5M band, six homes closed, five of them in 11 days or fewer. That mid-range is where the market is most efficient right now. The two Prestwick Lane sales at $700K and $650K represent the entry point into Landfall, and both moved — proof that value-conscious buyers are still engaged across the full price spectrum.
A 95.8 percent sale-to-list ratio means overpricing is not a strategy. Sellers who came in correctly — Fox Hunt Lane at $1.45M in 1 day, 2352 Ocean Point in 3 days — got rewarded. The 166- and 195-day closings reflect properties that required meaningful time to find their buyer. Price it right from day one. The data does not support testing the market.
With 29 active listings and a median DOM of 35, you are not operating in a distressed market. Leverage exists, but it is selective — primarily on listings with extended days on market. On well-priced new inventory, especially anything with water or marsh exposure, expect competition. I will also say plainly: some of the best Landfall homes never hit the MLS. If you are serious, the off-market conversation is worth having before you start browsing online.
Marshall Pickett, Broker/Owner Ivester Jackson | Christie's International Real Estate Landfall Resident since 1997
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Closed-sale data from Hive MLS, all participating brokerages; deemed reliable but not guaranteed.