Real Estate Market Update
$2,228,098Current Average List Price (+2.5% from 2025) | 520Number of Active Listings (+2.4% from 2025) | 81New Listings in Sep. Avg. List Price of $1,781,606 (+5.3%) |
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Pending Sales
94 at an average list price of $1,786,157 (-7.9% from 2025)
Closed Sales for September
62 at an average closed price of $2,276,608 (+55.5% from 2025)
Type of Market
Balanced Market with a 10.54 month supply
The Last 12 Months
592 closed sales at an avg. price of $1,792,961 (+11.5%)
For Sale
21 Crescent Trail, Highlands, NC 28741
3BD | 3BA | 0.9 +/- Acres | Private Dock | $2,000,000
One-level living in Cullasaja Club with cathedral ceilings, a gas log fireplace, a screened porch and a private dock on the lake.
Listing Agent: Doug Treadwell, 828-482-2800
YTD Market Evolution Since 2020
Year-to-Date | Average Sale Price | DOM | # Sold |
2020 | $731,654 | 216 | 735 |
2021 | $950,525 | 134 | 716 |
2022 | $1,203,120 | 123 | 525 |
2023 | $1,247,762 | 123 | 444 |
2024 | $1,492,132 | 145 | 478 |
2025 | $1,601,049 | 114 | 383 |
2026 | $1,884,185 | 103 | 421 |
Average sale prices have increased approximately 157% since 2022, reflecting continued demand for luxury mountain properties. Average days on market have also stabilized at 103 days, signaling a healthier and more balanced market.
More Choices. Higher Prices. A More Selective Market.
The Highlands-Cashiers market continues to show surprising strength in 2026. Inventory is up slightly, buyers have more choices. The average closed price year to date is 94.4% of asking price. Both sales and average prices are running ahead of last year. Through September, sales are up roughly 10% and the average price is up 18% over same period last year.
September Finished Strong
Closed sales rose to 72 from 67 a year ago. The jump in the average sale price reflects strength at the upper end, though a handful of high-end sales can swing a single month's average in a small luxury market. The number of pending sales declined from 109 to 94 for September. However, closed sales year to date are up over last year.
Prices Continue to Climb
The market has changed dramatically since 2020, but today's appreciation isn't driven by a shortage of choices alone. Buyers continue to place a premium on location, condition, views, club communities, quality construction and proximity to Highlands and Cashiers.
Inventory Changes the Equation
With roughly 11 months of supply, buyers have more leverage, but that hasn't led to broad price declines. Instead, the market is becoming increasingly divided. Exceptional properties that are properly priced continue to sell well, while those that are overpriced, dated or poorly located can sit considerably longer. See what Mountain Life Properties has on the market across Highlands and Cashiers Plateau right now.
For Sale
82 Innsbrook Drive, Lake Toxaway, NC 28747
2BD | 4BA | Private Dock | $1,950,000
Lakefront in Lake Toxaway Country Club, with the dock just beyond the back door and a wall of windows facing the lake and mountains.
Listing Agent: Doug Treadwell, 828-482-2800
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 in DD | Pending | Avg. List Price for Pending |
3 | $2,603,000 | 3 | $1,509,000 | 5 | $3,208,000 | 0 | N/A | 0 | N/A | |
13 | $2,856,538 | 2 | $1,887,500 | 5 | $2,844,000 | 1 | $3,350,000 | 2 | $2,622,500 | |
6 | $1,763,167 | 2 | $1,851,450 | 1 | $2,495,000 | 0 | N/A | 0 | N/A | |
29 | $2,665,576 | 16 | $1,982,279 | 34 | $2,922,941 | 3 | $2,666,667 | 7 | $2,637,143 | |
7 | $2,576,429 | 9 | $1,405,511 | 5 | $5,873,000 | 2 | $1,534,500 | 0 | N/A | |
5 | $3,464,777 | 3 | $3,228,000 | 6 | $3,973,333 | 0 | N/A | 0 | N/A | |
22 | $1,851,064 | 22 | $1,122,292 | 25 | $1,714,228 | 3 | $1,813,167 | 4 | $2,048,750 | |
0 | N/A | 0 | N/A | 3 | $4,565,000 | 0 | N/A | 0 | N/A | |
0 | N/A | 3 | $945,000 | 2 | $1,647,500 | 0 | N/A | 0 | N/A | |
1 | $4,200,000 | 0 | N/A | 3 | $1,791,333 | 0 | N/A | 0 | N/A | |
6 | $1,796,213 | 5 | $1,792,000 | 2 | $2,862,500 | 1 | $2,800,000 | 1 | $895,000 | |
0 | N/A | 0 | N/A | 0 | N/A | 1 | $985,000 | 0 | N/A | |
0 | N/A | 4 | $747,500 | 0 | N/A | 0 | N/A | 0 | N/A |
For Sale
104 VZ Top Road, Unit 104, Highlands, NC 28741
2BD | 2BA | Condo | $560,000
A turn-key condo atop Little Yellow Mountain with panoramic long-range views, westward sunsets and recent updates throughout.
Listing Agent: John Sheehan, 404-790-9716
What This Means: Guidance For Buyers And Sellers
Sellers: Pricing matters again. While we have more than 500 properties available, this is still below the average number of properties that were available pre Covid. Buyers do have alternatives. Homes that enter the market significantly above their competitive price range risk losing momentum during the critical first few weeks. Condition, presentation, photography and pricing all matter.
The goal isn't simply to list your property. It's to make it one buyers choose.
Buyers: This is a better market for buyers than we've seen in several years. More inventory means more opportunity to compare properties, negotiate terms and take the time necessary to make a good decision. But buyers shouldn't confuse more choice with a weak market. The best properties can still attract considerable interest. Have questions about a specific property or community? Talk to our team.
The opportunity today is selection, not necessarily dramatically lower prices.
Our Fall Outlook: We expect Highlands and Cashiers to remain active but increasingly selective through the remainder of 2026. Inventory has returned. Negotiation has returned. Buyers have choices.
Yet through September, sales are running approximately 10% ahead of last year, average prices are about 18% higher, and days on market remain near 100 days. Catch up on past Highlands and Cashiers market reports.
That's not a market in retreat. It's a market becoming more disciplined.
Thinking about selling? Find out what your home is worth today.
Ready to buy? Browse our homes for sale in Highlands and Cashiers.
