Real Estate Market Update
$2,315,448Current Average List Price | 296Number of Active Listings | 34New Listings in January Avg. List Price of $2,178,438 |
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Pending Sales
68 at an average list price of $2,199,875
Closed Sales for January
39 at an average closed price of $2,009,961
Type of Market
Balanced Market with a 6.42 month supply
The Last 12 Months
553 closed sales at an average price of $1,610,337
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See every property Mountain Life Properties currently has on the market across the Highlands-Cashiers Plateau.
5-Year Perspective (Highlands-Cashiers)
Year-to-Date | Average Sale Price | # Sold | DOM |
2020 | $674,564 | 50 | 201 |
2021 | $831,501 | 71 | 130 |
2022 | $938,486 | 59 | 124 |
2023 | $1,080,471 | 35 | 126 |
2024 | $1,350,798 | 39 | 146 |
2025 | $1,870,856 | 36 | 114 |
2026 | $2,009,961 | 39 | 111 |
Mountain Life Properties Market Report: February 2026
A steady market with premium strength, and selective opportunity. The Highlands-Cashiers plateau entered 2026 with confidence. While transaction volume reflects a more deliberate buyer pool, pricing trends continue to underscore the long-term strength and desirability of this mountain market.
Prices Continue to Reset Higher
The most notable year-over-year shift is pricing. The average list price rose to $2,315,448 from $1,772,531, signaling continued seller confidence and buyer willingness to pay a premium for quality homes.
New listings averaged $2,178,438, showing inventory remains skewed toward the upper end of the market, reflecting a structural repricing of the Highlands-Cashiers lifestyle rather than a speculative spike.
Inventory: Stable, But Not Expanding
Active listings held essentially flat year-over-year (296 vs. 295). New listings declined from 45 to 34, reinforcing that inventory growth remains constrained. With limited supply and disciplined sellers, price stability at higher levels appears well supported. See what Mountain Life Properties has on the market across Highlands and Cashiers Plateau right now.
Buyer Activity Shows Quiet Strength
Despite higher price points, buyer engagement remains strong. Pending sales rose from 63 to 68 year over year, with the average pending price increasing to $2,199,875, signaling demand for higher-value homes. Closed sales edged up to 39, while the average sold price softened slightly to $2,009,961, typical in a market with wider pricing bands and more nuanced negotiations.
Communities | Sold YTD 2026 | Avg. Sold Price YTD 2026 | Sold 2025 | Avg. Sold Price 2025 | New/Active Listings | Avg. List Price | In Due Diligence | Avg. List Price for In DD | Pending | Avg. List Price for Pending |
2 | $3,187,500 | 0 | $0 | 2 | $3,197,000 | 0 | $0 | 1 | $2,850,000 | |
Big Sheepcliff | 0 | $0 | 0 | $0 | 4 | $4,564,750 | 0 | $0 | 0 | $0 |
Golf Club Estates | 1 | $2,404,000 | 0 | $0 | 0 | $0 | 0 | $0 | 0 | $0 |
Town of Highlands/Bear Pen/Bowery | 4 | $2,786,125 | 3 | $3,473,775 | 24 | $2,958,000 | 2 | $6,422,500 | 8 | $2,870,000 |
0 | $0 | 1 | $1,885,000 | 2 | $3,497,500 | 0 | $0 | 0 | $0 | |
Highlands Cove (& The Cottages) | 0 | $0 | 0 | $0 | 2 | $4,322,500 | 0 | $0 | 1 | $3,595,000 |
Lake Glenville Area | 4 | $1,820,000 | 1 | $935,000 | 10 | $1,729,290 | 1 | $895,000 | 0 | $0 |
Ravenel (& Ravenel Ridge) | 0 | $0 | 0 | $0 | 3 | $5,183,333 | 0 | $0 | 0 | $0 |
1 | $2,400,000 | 0 | $0 | 0 | $0 | 1 | $1,450,000 | 0 | $0 | |
Wildwood Forest | 0 | $0 | 0 | $0 | 0 | $0 | 0 | $0 | 0 | $0 |
Wildwood Mountain | 0 | $0 | 0 | $0 | 0 | $0 | 0 | $0 | 1 | $625,000 |
SOLD
187 Big Buck Road, Highlands, NC 28741
Sold for $790,000 | 2BD | 2BA | ±0.57 Acres
A Craftsman-style home along Buck Creek, bordering U.S. Forest Service land, with open and screened porches.
Listing Agents: Doug Treadwell, 828-482-2800 | Heather Ball, 828-200-7231
Thinking about selling? Find out what your home is worth today.
Market Insights Continued
Months of Supply: A More Balanced Market
Months of supply increased from 4.86 to 6.42, moving the market closer to balance. This shift favors:
- Buyers, who now have more time for due diligence and negotiation.
- Sellers, who price correctly and present their homes well. Those properties are still being rewarded.
Long-Term Perspective: The Big Picture
Looking back at average sale prices provides critical context:
- 2022: $938,486
- 2026 (YTD): $2,009,961
- Increase since 2022: 114%
Despite normal year-to-year fluctuations, the long-term appreciation trend remains clear. Days on Market also improved significantly, falling to 111 days in 2026 from 171 in 2025, signaling that well-priced homes are selling more efficiently.
What This Means for You
- Sellers: This is a market that rewards preparation, pricing discipline, and professional presentation. Aspirational pricing without strategy is less effective than it was two years ago.
- Buyers: Opportunity exists, especially with expanded selection and improved negotiating leverage, but hesitation can still be costly in the most desirable segments.
- Investors: The Highlands-Cashiers plateau continues to demonstrate resilience, scarcity value, and long-term appreciation that outpaces many second-home markets.
Bottom Line
January 2026 confirms that Highlands and Cashiers are established luxury markets, not emerging ones. While the pace has normalized, strong fundamentals continue to support success for well-positioned buyers and sellers. Catch up on past Highlands and Cashiers market reports.
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