Real Estate Market Update
$2,288,023Current Average List Price (+5% from 2025) | 518Number of Active Listings (up from 472 in 2025) | 129New Listings in May Avg. List Price of $2,206,684 (-1.7%) |
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Pending Sales
60 at an average list price of $1,869,355 (+12.3% from 2025)
Closed Sales for April
50 at an average closed price of $1,729,551 (-12.11% from 2025)
Type of Market
Balanced Market with a 10.74 month supply
The Last 12 Months
579 closed sales at an avg. price of $1,618,589
SOLD
70 Norton Ct., Highlands, NC 28741
Sold for $4,750,000 | 4BD | 5 Full & 1 Half BA | ±1.61 Acres
A Cullasaja Club residence with sweeping views of Whiteside Mountain on approximately 1.61 private acres.
Listing Agent: Doug Treadwell, 828-482-2800
Thinking about selling? Find out what your home is worth today.
YTD Market Evolution Since 2020
Year-to-Date | Average Sale Price | DOM | # Sold |
2020 | $679,821 | 252 | 189 |
2021 | $893,454 | 163 | 358 |
2022 | $1,060,617 | 122 | 268 |
2023 | $1,147,095 | 134 | 185 |
2024 | $1,373,681 | 127 | 232 |
2025 | $1,692,192 | 132 | 169 |
2026 | $1,744,130 | 110 | 192 |
Average sale prices have increased approximately 164% since 2020, reflecting continued demand for luxury mountain properties. Average days on market have also stabilized at 110 days, signaling a healthier and more balanced market.
Highlands & Cashiers Real Estate Market Report: June 2026
The Highlands-Cashiers housing market continues to normalize as inventory expands, but pricing remains remarkably resilient. Active listings climbed to 518 homes, up nearly 10% from a year ago and the highest level seen in several years. Months of inventory increased to 10.7 months, giving buyers more choices and negotiating power.
Demand, however, remains healthy. Pending sales rose 11% year-over-year, while the average pending sale price increased to $1.87 million, indicating continued strength in the luxury segment. Closed sales jumped 52% from last May, reflecting stronger buyer activity entering the summer season.
Prices remain near record levels. The average active listing is now $2.29 million, while the 12-month average sale price stands at $1.62 million. Since 2020, average home values have increased from approximately $680,000 to $1.74 million, underscoring the long-term appeal of the Highlands-Cashiers market.
Our take: The market is shifting from an extreme seller's market toward a more balanced environment. Buyers have more opportunities than they've seen in years, but well-priced homes in desirable locations continue to attract strong interest. We expect transaction activity to remain solid through the peak summer selling season. See what Mountain Life Properties has on the market across Highlands and Cashiers Plateau right now.
More inventory, steady demand, and stable pricing point to a healthier and more sustainable luxury market heading into summer 2026.
Looking for Your Mountain Home?
See every property Mountain Life Properties currently has on the market across the Highlands-Cashiers Plateau.
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 |
5 | $2,925,000 | 1 | $1,775,000 | 4 | $3,343,750 | 0 | N/A | 2 | $2,400,000 | |
Big Sheepcliff | 0 | N/A | 1 | $1,192,500 | 9 | $3,247,111 | 0 | N/A | 0 | N/A |
Golf Club Estates | 6 | $1,763,167 | 1 | $1,860,000 | 1 | $2,495,000 | 0 | N/A | 0 | N/A |
Town of Highlands/Bear Pen/Bowery | 14 | $2,758,496 | 12 | $2,135,646 | 31 | $2,984,677 | 5 | $3,088,000 | 6 | $2,810,000 |
5 | $2,740,000 | 4 | $1,356,025 | 5 | $3,518,900 | 0 | N/A | 0 | N/A | |
1 | $2,650,000 | 2 | $2,592,000 | 4 | $4,911,250 | 0 | N/A | 1 | $3,595,000 | |
Lake Glenville Area | 6 | $2,344,167 | 3 | $980,000 | 26 | $1,985,350 | 4 | $1,156,000 | 1 | $1,825,000 |
0 | N/A | 0 | N/A | 3 | $4,898,333 | 0 | N/A | 0 | N/A | |
3 | $2,094,093 | 0 | N/A | 3 | $905,000 | 0 | N/A | 0 | N/A | |
0 | N/A | 0 | N/A | 1 | $1,075,000 | 0 | N/A | 0 | N/A | |
0 | N/A | 2 | $800,000 | 0 | N/A | 0 | N/A | 1 | $625,000 | |
0 | N/A | 0 | N/A | 1 | $795,000 | 0 | N/A | 0 | N/A | |
0 | N/A | 0 | N/A | 3 | $1,950,000 | 0 | N/A | 0 | N/A |
SOLD
464 Franklin Road, Highlands, NC 28741
Sold for $1,200,000 | 3BD & 3BA
Listing Agent: John Sheehan, 404-790-9716
What This Means: Guidance For Buyers And Sellers
The market remains favorable for sellers who price strategically.
- Price accurately from the outset
- Invest in professional photography and marketing
- Be prepared for greater competition
- Expect buyers to be more selective
- Highlight unique features and lifestyle benefits
Buyers now enjoy more opportunities than at any point in the past several years.
- Evaluate a larger inventory of homes
- Compare properties more thoroughly
- Negotiate more effectively
- Benefit from less urgency than during the 2021-2023 market
- Find opportunities in luxury and club communities
Outlook for 2026
The Highlands and Cashiers market continues to demonstrate exceptional long-term strength. While inventory growth has created a more balanced environment, buyer demand remains robust, particularly for luxury homes, club communities, view properties, and new construction opportunities. As we move into the heart of the summer season, sellers who position their homes effectively and buyers who act decisively on exceptional opportunities will be best positioned to succeed. Catch up on past Highlands and Cashiers market reports.
About Mountain Life Properties
Mountain Life Properties is a boutique luxury real estate brokerage specializing in Highlands, Cashiers, and the surrounding Western North Carolina mountain communities. Our concierge-level approach combines local expertise, innovative marketing, and personalized service to help clients successfully navigate one of the Southeast's premier luxury real estate markets. Talk to our team.
SOLD
48 Bearfoot Lane, Highlands, NC 28741
Sold for $1,270,000 | 3BD | 3 Full & 1 Half BA | ±.29 Acres
Listing Agent: Doug Treadwell, 828-482-2800
Curious what your home could sell for? Request a complimentary valuation.
Ready to buy? Browse our homes for sale in Highlands and Cashiers.
