Gotha Single-Family Market Report
In the Gotha market, Real Buyer activity decreased 19.0% in the latest six months, while the median sale price increased 6.0%, and median days to contract shortened from 41 to 24 days.
What is changing
Real Buyers by Month
View monthly data
| Month | Real Buyers |
|---|---|
| Aug 2025 | 2 |
| Sep 2025 | 2 |
| Oct 2025 | 7 |
| Nov 2025 | 5 |
| Dec 2025 | 2 |
| Jan 2026 | 4 |
| Feb 2026 | 1 |
| Mar 2026 | 0 |
| Apr 2026 | 1 |
| May 2026 | 1 |
| Jun 2026 | 5 |
| Jul 2026 | 4 |
| Aug 2026 | 6 |
Median Sale Price by Month
View monthly data
| Month | Median Sale Price |
|---|---|
| Aug 2025 | $638,000 |
| Sep 2025 | $707,500 |
| Oct 2025 | $605,000 |
| Nov 2025 | $530,000 |
| Dec 2025 | $468,750 |
| Jan 2026 | $522,500 |
| Feb 2026 | $580,000 |
| Mar 2026 | — |
| Apr 2026 | $1,750,000 |
| May 2026 | $540,000 |
| Jun 2026 | $615,000 |
| Jul 2026 | $622,500 |
| Aug 2026 | $617,500 |
Median Days to Contract by Month
View monthly data
| Month | Median Days to Contract |
|---|---|
| Aug 2025 | 47.5 |
| Sep 2025 | 35.5 |
| Oct 2025 | 64 |
| Nov 2025 | 18 |
| Dec 2025 | 11 |
| Jan 2026 | 85 |
| Feb 2026 | 93 |
| Mar 2026 | — |
| Apr 2026 | 10 |
| May 2026 | 12 |
| Jun 2026 | 34 |
| Jul 2026 | 64.5 |
| Aug 2026 | 22 |
| 6-month comparison | Previous 6 mos. | Latest 6 mos. | Change |
|---|---|---|---|
| Real Buyers | 21 | 17 | ↓ −19.0% |
| Median Sale Price | $580,000 | $615,000 | ↑ +6.0% |
| Median Sold $/SF | $226.73 | $231.29 | ↑ +2.0% |
| Median Days to Contract | 41 | 24 | ↓ 17 days |
| Median Sale Price / Last List Price | 98.0% | 99.0% | ↑ +1.0 pt |
| Cash Share | 19.0% | 23.5% | ↑ +4.5 pt |
Where the buyers are
| Price Band | Current Listings | Pending Listings | Real Buyers 13 mos. | Avg. Monthly | Months of Supply |
|---|---|---|---|---|---|
| $0 - $499,999 | 2 | 1 | 11 | 0.9 | 2.2 |
| $500,000 - $749,999 | 3 | 2 | 23 | 1.8 | 1.7 |
| $750,000 - $999,999 | 1 | 2 | 3 | 0.3 | 4.0 |
| $1,000,000 - $1,999,999 | 3 | 0 | 3 | 0.3 | 12.0 |
| $2,000,000 - $3,999,999 | 4 | 0 | 0 | 0.0 | — |
Market Activity & Supply by Price Band
View price-band data
| Price Band | Avg. Monthly Real Buyers | Current Listings | Pending Listings |
|---|---|---|---|
| $0 - $499,999 | 0.9 | 2 | 1 |
| $500,000 - $749,999 | 1.8 | 3 | 2 |
| $750,000 - $999,999 | 0.3 | 1 | 2 |
| $1,000,000 - $1,999,999 | 0.3 | 3 | 0 |
| $2,000,000 - $3,999,999 | 0.0 | 4 | 0 |
Market Balance
Months of Supply by Price Band
View price-band data
| Price Band | Months of Supply |
|---|---|
| $0 - $499,999 | 2.2 |
| $500,000 - $749,999 | 1.7 |
| $750,000 - $999,999 | 4.0 |
| $1,000,000 - $1,999,999 | 12.0 |
| $2,000,000 - $3,999,999 | — |
How transactions are clearing
| Price Band | Real Buyers | Median Sale Price | Median Sold $/SF | Median DTC | Sale / Last List | Cash | Cash Share |
|---|---|---|---|---|---|---|---|
| $0 - $499,999 | 11 | $332,000 | $221.90 | 23 | 99.0% | 3 | 27.3% |
| $500,000 - $749,999 | 23 | $615,000 | $229.60 | 37 | 98.0% | 4 | 17.4% |
| $750,000 - $999,999 | 3 | $830,000 | $294.31 | 26 | 97.0% | 1 | 33.3% |
| $1,000,000 - $1,999,999 | 3 | $1,750,000 | $302.49 | 10 | 101.0% | 0 | 0.0% |
| $2,000,000 - $3,999,999 | 0 | — | — | — | — | 0 | — |
Market Time by Price Band
View price-band data
| Price Band | Median DTC (Real Buyers) | Median Active CDOM |
|---|---|---|
| $0 - $499,999 | 23 | 128 |
| $500,000 - $749,999 | 37 | 91 |
| $750,000 - $999,999 | 26 | 7 |
| $1,000,000 - $1,999,999 | 10 | 66 |
| $2,000,000 - $3,999,999 | — | 62 |
Median Sale Price / Last List Price by Price Band
View price-band data
| Price Band | Median Sale / Last List |
|---|---|
| $0 - $499,999 | 99.0% |
| $500,000 - $749,999 | 98.0% |
| $750,000 - $999,999 | 97.0% |
| $1,000,000 - $1,999,999 | 101.0% |
| $2,000,000 - $3,999,999 | — |
MLS Listing Outcomes
MLS Listing Outcomes by Price Band
View price-band data
| Price Band | Closed Share | Expired Share | Cancelled Share |
|---|---|---|---|
| $0 - $499,999 | 92% | 0% | 8% |
| $500,000 - $749,999 | 92% | 0% | 8% |
| $750,000 - $999,999 | 60% | 0% | 40% |
| $1,000,000 - $1,999,999 | 75% | 25% | 0% |
| $2,000,000 - $3,999,999 | 0% | 67% | 33% |
What the outcomes show
Observed MLS listing outcomes are not probabilities and may include more than one record for the same property. Among price bands with sufficient sample depth, the $500,000 - $749,999 and $0 - $499,999 ranges each had a 92% closed-outcome share.
What the Numbers Mean
Real Buyer activity decreased from 21 in the previous six months to 17 in the latest six months, a decrease of 19.0%. The median sale price increased 6.0% to $615,000. Median sold price per square foot increased 2.0% to $231.29. Median days to contract shortened from 41 to 24 days. The median sale-to-last-list ratio increased to 99.0% from 98.0%. Cash share increased from 19.0% to 23.5% (+4.5 percentage points). As of September 25, 2026, there were 13 active listings. Based on the Real Buyer pace of the latest 12 complete months, that represents 4.1 months of supply. Supply is considerably tighter in the $500,000-$749,999 range, at 1.7 months, than in the $0-$499,999 range, at 2.2 months. The $750,000-$999,999 and $1 million-$1.99 million ranges each recorded only 3 Real Buyers, so those segments are too small to support stable conclusions about buyer or seller leverage. At 4.1 months of supply, the Gotha market is classified as a Moderate Seller's Market under the DANHOLM COLLECTION market-balance framework. At the market level, sellers are likely to hold modest negotiating leverage. Individual outcomes still depend on the property's pricing, condition, competitive set, and current alternatives.
For Sellers
As of September 25, 2026, there were 13 active listings across the report area. In $0 - $499,999, median active CDOM is 128 days and median days to contract is 23 days. Compared with the previous six months, the median sale-to-last-list ratio increased to 99.0% from 98.0%. At higher price points, transaction samples become smaller, so a property's immediate competitive set and the most relevant comparable sales should carry more weight than broader market medians.
For Buyers
There were 40 Real Buyers during the report period. As of September 25, 2026, there were 13 active listings and 5 pending listings. Overall, the market has 4.1 months of supply based on the Real Buyer pace of the latest 12 complete months. Compare each property with its active competitive set and the most relevant recent sales rather than relying on broader market medians alone.
Data notes
For this report, Real Buyers represent closed MLS listings with a valid Close Date within the inclusive report period.
Current Listings include only records with strict ACT status; 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 Real 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).
Market Balance classifications use the DANHOLM COLLECTION framework centered on a 6.0-month balanced-market benchmark and are derived from unrounded Months of Supply.
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.
Gotha 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.