Landfall’s numbers for the month — every closing from Hive MLS, read by the broker who has lived here since 1997.
Thirteen sales closed in August, ranging from $850,000 to $3,000,000, with a median of $1,042,000. That median sits well below the trailing-12-month benchmark of $1,275,000, which tells me August skewed toward the mid-tier rather than the top of the market. The upper end still moved — four homes traded above $2,600,000 — but volume in the $900,000s pulled the monthly figure down. Twenty-nine homes remain active, and the year-over-year median price is up 2.0 percent, modest but positive.
The four sales above $2,600,000 are the headline. Howes Point Place closed at $2,640,000 in just six days and Saddleworth Trail at $2,795,000 in eleven — those are priced-right homes in desirable pockets that buyers were clearly waiting for. Contrast that with 1409 Landfall Drive at $3,000,000 after 116 days and 2022 Bay Colony Lane at $1,080,745 after 129 days — similar outcomes eventually, but significantly more carrying cost and negotiating pressure along the way. The mid-range on Bay Colony and Graywalsh filled out the $925,000 to $1,080,000 band, which continues to show steady, if patient, demand. I am excluding the two anomalous closings at $7,000 and $2,500 from any price analysis — those are not arm's-length market transactions.
At 95.8 percent sale-to-list, buyers are negotiating but not winning big concessions. The difference between 11 days on market and 116 days is almost always the opening price. Sharp pricing produces competition; aspirational pricing produces silence, then reductions, then a weaker final number. With only 29 active listings, well-positioned homes have real leverage right now.
Median DOM is 35 days, which means inventory is moving but not instantly. Homes in the $900,000 to $1,100,000 range have more sitting time than the luxury tier, so that is where negotiating room exists. That said, the best Landfall properties — especially waterfront and golf-front — routinely change hands before they ever reach MLS. If you are serious, the off-market conversation is worth having.
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.