Golden Oak Single-Family Market Report
In Golden Oak, 18 qualifying closed sales were recorded over the report period and 15 during the latest twelve complete months, a low-frequency market where individual transactions can materially affect medians and short-term comparisons.
What is changing
Real Buyers by Month
View monthly data
| Month | Real Buyers |
|---|---|
| Aug 2025 | 3 |
| Sep 2025 | 1 |
| Oct 2025 | 1 |
| Nov 2025 | 0 |
| Dec 2025 | 3 |
| Jan 2026 | 0 |
| Feb 2026 | 0 |
| Mar 2026 | 3 |
| Apr 2026 | 1 |
| May 2026 | 2 |
| Jun 2026 | 2 |
| Jul 2026 | 2 |
| Aug 2026 | 0 |
Median Sale Price by Month
View monthly data
| Month | Median Sale Price |
|---|---|
| Aug 2025 | $10,250,000 |
| Sep 2025 | $7,900,000 |
| Oct 2025 | $11,000,000 |
| Nov 2025 | — |
| Dec 2025 | $4,800,000 |
| Jan 2026 | — |
| Feb 2026 | — |
| Mar 2026 | $13,000,000 |
| Apr 2026 | $7,040,000 |
| May 2026 | $8,250,000 |
| Jun 2026 | $5,545,000 |
| Jul 2026 | $9,500,000 |
| Aug 2026 | — |
Median Days to Contract by Month
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| Month | Median Days to Contract |
|---|---|
| Aug 2025 | 60.5 |
| Sep 2025 | — |
| Oct 2025 | 63 |
| Nov 2025 | — |
| Dec 2025 | 127 |
| Jan 2026 | — |
| Feb 2026 | — |
| Mar 2026 | 123 |
| Apr 2026 | 42 |
| May 2026 | 9 |
| Jun 2026 | 1.5 |
| Jul 2026 | 140.5 |
| Aug 2026 | — |
| 6-month comparison | Previous 6 mos. | Latest 6 mos. | Change |
|---|---|---|---|
| Cash Share | 80.0% | 90.0% | ↑ +10.0 pt |
| Real Buyers | 5 | 10 | ↑ +100.0% |
| Median Sold $/SF | $1,614.04 | $1,616.28 | ↑ +0.1% |
| Median Sale Price | $6,850,000 | $8,025,000 | ↑ +17.2% |
| Median Sale Price / Last List Price | 96.0% | 98.0% | ↑ +2.0 pt |
| Median Days to Contract | 95 | 43.5 | ↓ 51.5 days |
Where the buyers are
| Price Band | Current Listings | Pending Listings | Real Buyers 13 mos. | Avg. Monthly | Months of Supply |
|---|---|---|---|---|---|
| $4,000,000 - $5,999,999 | 0 | 0 | 6 | 0.4 | 0.0 |
| $6,000,000 - $7,999,999 | 0 | 0 | 4 | 0.3 | 0.0 |
| $8,000,000 - $9,999,999 | 1 | 0 | 2 | 0.2 | 6.0 |
| $10,000,000+ | 0 | 0 | 6 | 0.3 | 0.0 |
Market Activity & Supply by Price Band
View price-band data
| Price Band | Avg. Monthly Real Buyers | Current Listings | Pending Listings |
|---|---|---|---|
| $4,000,000 - $5,999,999 | 0.4 | 0 | 0 |
| $6,000,000 - $7,999,999 | 0.3 | 0 | 0 |
| $8,000,000 - $9,999,999 | 0.2 | 1 | 0 |
| $10,000,000+ | 0.3 | 0 | 0 |
Months of Supply by Price Band
View price-band data
| Price Band | Months of Supply |
|---|---|
| $4,000,000 - $5,999,999 | 0.0 |
| $6,000,000 - $7,999,999 | 0.0 |
| $8,000,000 - $9,999,999 | 6.0 |
| $10,000,000+ | 0.0 |
How transactions are clearing
| Price Band | Real Buyers | Median Sale Price | Median Sold $/SF | Median DTC | Sale / Last List | Cash | Cash Share |
|---|---|---|---|---|---|---|---|
| $4,000,000 - $5,999,999 | 6 | $5,322,500 | $1,549.87 | 4 | 98.5% | 6 | 100.0% |
| $6,000,000 - $7,999,999 | 4 | $7,145,000 | $1,636.43 | 42 | 97.5% | 3 | 75.0% |
| $8,000,000 - $9,999,999 | 2 | $9,025,000 | $1,516.18 | 84.5 | 95.5% | 1 | 50.0% |
| $10,000,000+ | 6 | $11,125,000 | $1,622.13 | 123 | 97.0% | 6 | 100.0% |
Market Time by Price Band
View price-band data
| Price Band | Median DTC (Real Buyers) | Median Active CDOM |
|---|---|---|
| $4,000,000 - $5,999,999 | 4 | — |
| $6,000,000 - $7,999,999 | 42 | — |
| $8,000,000 - $9,999,999 | 84.5 | 29 |
| $10,000,000+ | 123 | — |
Median Sale Price / Last List Price by Price Band
View price-band data
| Price Band | Median Sale / Last List |
|---|---|
| $4,000,000 - $5,999,999 | 98.5% |
| $6,000,000 - $7,999,999 | 97.5% |
| $8,000,000 - $9,999,999 | 95.5% |
| $10,000,000+ | 97.0% |
MLS Listing Outcomes
MLS Listing Outcomes by Price Band
View price-band data
| Price Band | Closed Share | Expired Share | Cancelled Share |
|---|---|---|---|
| $4,000,000 - $5,999,999 | 100% | 0% | 0% |
| $6,000,000 - $7,999,999 | 67% | 0% | 33% |
| $8,000,000 - $9,999,999 | 67% | 0% | 33% |
| $10,000,000+ | 67% | 11% | 22% |
What the outcomes show
Observed MLS listing outcomes are not probabilities and may include more than one record for the same property. At $10M+, 6 of 9 observed outcome records were closed and 2 were canceled. With only 9 records, that result should be treated as a factual observation, not a failure rate or a prediction of future listing outcomes.
What the Numbers Mean
Golden Oak recorded 18 Real Buyers during the report period and 15 in the latest twelve complete months. Relatively few transactions mean individual sales can materially affect medians and short-term comparisons. Current inventory stands at 1 active listing with 0 pending. Current inventory equates to approximately 0.8 months of supply using the latest twelve-month closing pace. The median sale price across the 18 recorded report-period sales was $7,575,000. $4,000,000 - $5,999,999 recorded 6 closed sales in this limited sample. $6,000,000 - $7,999,999 recorded 4 closed sales in the report period. $8,000,000 - $9,999,999 recorded 2 closed sales in the report period. $10,000,000+ recorded 6 closed sales in this limited sample.
For Sellers
With only 15 closed sales in the latest twelve months, pricing guidance should stay close to the recorded transactions and current listings rather than broad leverage conclusions. Current inventory stands at 1 active listing with 0 pending. The 0.8-month supply reading reflects that closing pace and should be treated as a factual pace measure, not a buyer or seller market label.
For Buyers
Compare each property with the active competitive set and the most relevant recent closed sales. In a low-frequency market, small samples establish what happened in the recorded set; they do not by themselves establish buyer preferences or pricing momentum.
Data notes
Real Buyers are closed MLS listings with a valid Close Date inside the inclusive report period.
Current Listings count strict ACT status only; pending statuses are reported separately.
The report uses 13 months of closed-sale data for full-period statistics and monthly trend context. Months of Supply uses the monthly pace of closed buyers in the latest 12 complete calendar months within that 13-month window.
Months of Supply equals ACT listings divided by that monthly pace (ACT / monthly pace).
Price bands use lower-inclusive and upper-exclusive boundaries; the final $10,000,000+ band is open-ended.
Contiguous empty price bands below the lowest occupied band and above the highest occupied band are omitted from presentation; internal zero bands remain visible.
Medians ignore missing or invalid values and average the two middle observations for even samples.
MLS Listing Outcomes summarize observed SLD, EXP, and CAN records; they are not probabilities and may include more than one record for the same property.
A Market Report Is Context.
Your Property Requires Its Own Analysis.
Golden Oak is a segmented market. Location within the community, architecture, condition, improvements, lot characteristics, amenities, and competitive position can materially affect how an individual property should be priced and positioned.
If you would like my opinion on where your property fits within the current market, text or call me directly.