October 2025.

OCTOBER RECAP

Thirteen homes closed in Landfall in October, ranging from $580,000 to $7,750,000 with a median of $1,345,000. Volume at the top end was the real story — four sales came in above $1.8 million, anchored by the $7.75 million close on Ocean Ridge Drive. The trailing-12-month median now sits at $1,275,000, up 2.0% year over year, with 29 active listings currently on the market and a sale-to-list ratio of 95.8%.

WHAT SOLD AND WHAT IT MEANS

Ocean Ridge Drive at $7,750,000 is the headline, but look past it. Three homes on Pembroke Jones, Arboretum, and Sandwedge closed between $1.9 and $3.55 million, confirming sustained demand in the upper brackets. In the $1 to $1.5 million band, Moss Tree and Verrazzano both went quickly — 7 and 5 days respectively — which tells you that well-priced product in that range still moves fast. The three Helmsdale closes in the $580,000 to $586,000 range reflect the townhome and villa segment finding its level. The one outlier worth noting is 825 Helmsdale at 249 days on market — the longest of the month — a reminder that even in a healthy community, mispriced or condition-challenged listings will sit.

IF YOU'RE SELLING

At 95.8% sale-to-list and a median of only 35 days, the market is rewarding accurate pricing, not aspirational pricing. The homes that closed quickly in October were priced to the current data, not to wishful comps. If you're entering the market, your list price needs to reflect where buyers are, not where you'd like them to be.

IF YOU'RE BUYING

With 29 actives and a 2% annual appreciation rate, this market is stable but not stressed in either direction. That gives you room to negotiate, particularly on anything over 60 days on market. I'll also tell you directly — some of the best properties in Landfall never reach a public listing. If you're serious about this community, reach out before you start browsing portals.