Windermere Single-Family Market Report
In the Windermere market, Real Buyer activity was 39.4% higher in the latest six months than in the previous six, although monthly activity has declined from its May peak. The median sale price was essentially unchanged, up just 0.4%.
What is changing
Real Buyers by Month
View monthly data
| Month | Real Buyers |
|---|---|
| Sep 2025 | 53 |
| Oct 2025 | 47 |
| Nov 2025 | 30 |
| Dec 2025 | 36 |
| Jan 2026 | 36 |
| Feb 2026 | 38 |
| Mar 2026 | 34 |
| Apr 2026 | 52 |
| May 2026 | 66 |
| Jun 2026 | 61 |
| Jul 2026 | 51 |
| Aug 2026 | 43 |
| Sep 2026 | 35 |
Median Sale Price by Month
View monthly data
| Month | Median Sale Price |
|---|---|
| Sep 2025 | $1,050,000 |
| Oct 2025 | $986,000 |
| Nov 2025 | $999,750 |
| Dec 2025 | $985,000 |
| Jan 2026 | $912,500 |
| Feb 2026 | $997,500 |
| Mar 2026 | $872,500 |
| Apr 2026 | $803,500 |
| May 2026 | $900,000 |
| Jun 2026 | $1,135,000 |
| Jul 2026 | $1,200,000 |
| Aug 2026 | $960,000 |
| Sep 2026 | $800,000 |
Median Days to Contract by Month
View monthly data
| Month | Median Days to Contract |
|---|---|
| Sep 2025 | 43.5 |
| Oct 2025 | 42 |
| Nov 2025 | 63 |
| Dec 2025 | 67 |
| Jan 2026 | 56.5 |
| Feb 2026 | 23 |
| Mar 2026 | 95.5 |
| Apr 2026 | 19 |
| May 2026 | 25.5 |
| Jun 2026 | 38 |
| Jul 2026 | 27 |
| Aug 2026 | 75 |
| Sep 2026 | 32 |
| 6-month comparison | Previous 6 mos. | Latest 6 mos. | Change |
|---|---|---|---|
| Real Buyers | 221 | 308 | ↑ +39.4% |
| Median Sale Price | $966,400 | $970,000 | ↑ +0.4% |
| Median Sold $/SF | $297.73 | $319.44 | ↑ +7.3% |
| Median Days to Contract | 50.5 | 32 | ↓ 18.5 days |
| Median Sale Price / Last List Price | 97.0% | 97.0% | → +0.0 pt |
| Cash Share | 32.6% | 35.7% | ↑ +3.1 pt |
Where the buyers are
| Price Band | Current Listings | Pending Listings | Real Buyers 13 mos. | Avg. Monthly | Months of Supply |
|---|---|---|---|---|---|
| $0 - $499,999 | 4 | 0 | 29 | 2.0 | 2.0 |
| $500,000 - $749,999 | 37 | 21 | 165 | 12.8 | 2.9 |
| $750,000 - $999,999 | 18 | 6 | 105 | 8.2 | 2.2 |
| $1,000,000 - $1,999,999 | 48 | 12 | 175 | 13.2 | 3.6 |
| $2,000,000 - $3,999,999 | 41 | 9 | 78 | 5.8 | 7.0 |
| $4,000,000 - $5,999,999 | 14 | 1 | 17 | 1.3 | 10.5 |
| $6,000,000 - $7,999,999 | 10 | 2 | 7 | 0.4 | 24.0 |
| $8,000,000 - $9,999,999 | 3 | 0 | 3 | 0.2 | 18.0 |
| $10,000,000+ | 8 | 1 | 3 | 0.3 | 32.0 |
Market Activity & Supply by Price Band
View price-band data
| Price Band | Avg. Monthly Real Buyers | Current Listings | Pending Listings |
|---|---|---|---|
| $0 - $499,999 | 2.0 | 4 | 0 |
| $500,000 - $749,999 | 12.8 | 37 | 21 |
| $750,000 - $999,999 | 8.2 | 18 | 6 |
| $1,000,000 - $1,999,999 | 13.2 | 48 | 12 |
| $2,000,000 - $3,999,999 | 5.8 | 41 | 9 |
| $4,000,000 - $5,999,999 | 1.3 | 14 | 1 |
| $6,000,000 - $7,999,999 | 0.4 | 10 | 2 |
| $8,000,000 - $9,999,999 | 0.2 | 3 | 0 |
| $10,000,000+ | 0.3 | 8 | 1 |
Market Balance
Months of Supply by Price Band
View price-band data
| Price Band | Months of Supply |
|---|---|
| $0 - $499,999 | 2.0 |
| $500,000 - $749,999 | 2.9 |
| $750,000 - $999,999 | 2.2 |
| $1,000,000 - $1,999,999 | 3.6 |
| $2,000,000 - $3,999,999 | 7.0 |
| $4,000,000 - $5,999,999 | 10.5 |
| $6,000,000 - $7,999,999 | 24.0 |
| $8,000,000 - $9,999,999 | 18.0 |
| $10,000,000+ | 32.0 |
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 | 29 | $475,000 | $253.20 | 32 | 96.0% | 11 | 37.9% |
| $500,000 - $749,999 | 165 | $620,000 | $246.65 | 28 | 98.0% | 48 | 29.1% |
| $750,000 - $999,999 | 105 | $846,000 | $292.21 | 44 | 98.0% | 41 | 39.0% |
| $1,000,000 - $1,999,999 | 175 | $1,265,000 | $358.16 | 33 | 96.0% | 56 | 32.0% |
| $2,000,000 - $3,999,999 | 78 | $2,591,875 | $488.66 | 80.5 | 95.0% | 34 | 43.6% |
| $4,000,000 - $5,999,999 | 17 | $4,600,000 | $678.08 | 74 | 94.0% | 5 | 29.4% |
| $6,000,000 - $7,999,999 | 7 | $6,700,000 | $799.29 | 141 | 92.0% | 3 | 42.9% |
| $8,000,000 - $9,999,999 | 3 | $8,500,000 | $745.42 | 8 | 97.0% | 1 | 33.3% |
| $10,000,000+ | 3 | $11,500,000 | $1,192.30 | 59 | 85.0% | 1 | 33.3% |
Market Time by Price Band
View price-band data
| Price Band | Median DTC (Real Buyers) | Median Active CDOM |
|---|---|---|
| $0 - $499,999 | 32 | 73.5 |
| $500,000 - $749,999 | 28 | 83 |
| $750,000 - $999,999 | 44 | 105.5 |
| $1,000,000 - $1,999,999 | 33 | 114 |
| $2,000,000 - $3,999,999 | 80.5 | 82 |
| $4,000,000 - $5,999,999 | 74 | 158.5 |
| $6,000,000 - $7,999,999 | 141 | 115.5 |
| $8,000,000 - $9,999,999 | 8 | 141 |
| $10,000,000+ | 59 | 122.5 |
Median Sale Price / Last List Price by Price Band
View price-band data
| Price Band | Median Sale / Last List |
|---|---|
| $0 - $499,999 | 96.0% |
| $500,000 - $749,999 | 98.0% |
| $750,000 - $999,999 | 98.0% |
| $1,000,000 - $1,999,999 | 96.0% |
| $2,000,000 - $3,999,999 | 95.0% |
| $4,000,000 - $5,999,999 | 94.0% |
| $6,000,000 - $7,999,999 | 92.0% |
| $8,000,000 - $9,999,999 | 97.0% |
| $10,000,000+ | 85.0% |
MLS Listing Outcomes
MLS Listing Outcomes by Price Band
View price-band data
| Price Band | Closed Share | Expired Share | Cancelled Share |
|---|---|---|---|
| $0 - $499,999 | 91% | 0% | 9% |
| $500,000 - $749,999 | 76% | 7% | 17% |
| $750,000 - $999,999 | 66% | 11% | 23% |
| $1,000,000 - $1,999,999 | 72% | 4% | 24% |
| $2,000,000 - $3,999,999 | 59% | 11% | 30% |
| $4,000,000 - $5,999,999 | 59% | 7% | 34% |
| $6,000,000 - $7,999,999 | 50% | 7% | 43% |
| $8,000,000 - $9,999,999 | 60% | 20% | 20% |
| $10,000,000+ | 33% | 0% | 67% |
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 highest share of closed outcomes was 91% below $500,000, followed by 76% in the $500,000 - $749,999 range and 72% in the $1,000,000 - $1,999,999 range. At $10M+, of 9 observed outcome records, 3 closed and 6 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.
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.
Windermere 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.