Landfall’s numbers for the month — every closing from Hive MLS, read by the broker who has lived here since 1997.
Marshall Pickett | Ivester Jackson Christie's International Real Estate
July delivered 17 closed sales at a median of $1,395,000, meaningfully above the trailing 12-month median of $1,300,000. The top of the market was especially active, with four homes closing at or above $1,718,000 and two above $2,000,000. Median days on market for the month ran lean, with the bulk of sales clustering under 45 days. The 28 homes currently active give buyers some selection, but supply remains constrained for a community this size.
The two strongest closes, 1511 Pembroke Jones at $2,230,000 and 1810 Cross Staff at $2,150,000, both traded in under two weeks, confirming that well-positioned premium homes are not sitting. Harborway and South Moorings also produced strong numbers in the $1,718,000 to $1,740,000 range. Mid-market between $1,100,000 and $1,500,000 was broad and active, accounting for the largest cluster of closings. The outliers tell the real story at the edges: 707 Helmsdale closed at $455,000 after 423 days on market, and 1846 Senova Trace sat 317 days before closing at $1,499,000. Overpricing carries a real cost here. The sale-to-list ratio of 96 percent holds across the board, which means buyers are not dramatically discounting, but sellers who overshoot are paying in time and negotiating position.
Price it right from day one. The DOM data makes the argument plainly: homes priced at market moved in under three weeks. Homes that chased a number lingered for months and still gave back ground at closing. With a 4 percent year-over-year median gain, you have appreciation behind you. Use it to set a credible ask, not an aspirational one.
At 96 percent sale-to-list, aggressive lowball offers are not the strategy. Your leverage is in product selection and timing, particularly in the $1,100,000 to $1,400,000 band where inventory moves quickly. Know that the best Landfall homes frequently never hit the MLS at all. If you are serious about this community, you need a direct line into off-market activity. That is where I spend a significant part of my time.
Marshall Pickett, Broker/Owner Ivester Jackson | Christie's International Real Estate Landfall resident since 1997
The instant valuation engine reads the same live MLS data behind this report — enter your address and get a data-built range in about a minute. Buying? The best homes often trade before they’re listed.
Closed-sale data from Hive MLS, all participating brokerages; deemed reliable but not guaranteed.