Real Estate Market Update
$2,377,441Current Average List Price | 292Number of Active Listings | 48New Listings in February Avg. List Price of $2,100,633 |
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Pending Sales
69 at an average list price of $1,927,077
Closed Sales for February
26 at an average closed price of $1,222,340
Type of Market
Balanced Market with a 6.27 month supply
The Last 12 Months
559 closed sales in February at an avg. price of $1,574,822
SOLD
451 Crescent Trail, Highlands, NC 28734
Sold for $1,600,000 | 3BD | 3BA | ±1.09 Acres
A Cullasaja Club mountain retreat with vaulted ceilings, exposed beams, a stone fireplace, expansive decks and a screened porch.
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 | $664,582 | 236 | 93 |
2021 | $844,074 | 174 | 129 |
2022 | $862,830 | 127 | 104 |
2023 | $1,065,415 | 110 | 62 |
2024 | $1,373,770 | 136 | 71 |
2025 | $1,863,675 | 147 | 62 |
2026 | $1,652,798 | 115 | 70 |
Since 2022, average sale prices have nearly doubled, a remarkable shift in long-term value positioning for the Plateau.
Market Snapshot: March 2026
Comparing January & February 2026 to 2025
Luxury momentum continues into 2026, with the average list price reaching $2,315,448 in January, up 31% year-over-year, and $2,377,441 in February, up 20% from the prior year.
Inventory is gradually expanding, with 296 active listings in January and 292 in February, the latter reflecting a 17% increase over February 2025.
New listings dipped to 34 in January before rising to 48 in February, up from 40 last year, providing buyers with more options heading into spring. See what Mountain Life Properties has on the market across Highlands and Cashiers Plateau right now.
Buyer activity remains strong, as pending sales climbed to 68 in January and 69 in February, both above last year's levels. Average pending prices reached $2,199,875 in January, up 25% year-over-year, and $1,927,077 in February, up 32%, confirming sustained depth in the $1.8M to $2.3M luxury tier.
Closings remain selective but stable, with 39 sales in January, up from 36 last year, and 26 in February, similar to 2025 levels. January's average closed price rose to $2,009,961, up 7% year-over-year, while February's $1,222,340 average reflects a greater concentration of mid-market closings rather than any shift in overall luxury demand.
Over the trailing 12 months, closed sales totaled 553 in January and 559 in February, reflecting volume that has moderated from pandemic highs but remains historically strong. The average closed price held near record territory at $1,610,337 in January and $1,574,822 in February, well above pre-2023 levels.
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 | N/A | 2 | $2,947,500 | 0 | N/A | 2 | $2,624,500 | |
Big Sheepcliff | 0 | N/A | 0 | N/A | 4 | $4,444,750 | 0 | N/A | 0 | N/A |
Golf Club Estates | 1 | $2,404,000 | 0 | N/A | 0 | N/A | 0 | N/A | 0 | N/A |
Town of Highlands/Bear Pen/Bowery | 4 | $2,786,125 | 4 | $3,211,250 | 24 | $2,851,583 | 4 | $3,298,500 | 9 | $3,312,222 |
1 | $1,450,000 | 2 | $1,372,500 | 4 | $3,197,500 | 0 | N/A | 1 | $2,999,000 | |
Highlands Cove (& The Cottages) | 0 | N/A | 1 | $3,005,000 | 2 | $4,322,500 | 0 | N/A | 1 | $3,595,000 |
Lake Glenville Area | 4 | $1,820,000 | 1 | $935,000 | 13 | $1,944,069 | 0 | N/A | 1 | $895,000 |
Ravenel (& Ravenel Ridge) | 0 | N/A | 0 | N/A | 4 | $5,486,250 | 0 | N/A | 0 | N/A |
1 | $2,400,000 | 0 | N/A | 1 | $1,350,000 | 0 | N/A | 0 | N/A | |
Wildwood Forest | 0 | N/A | 0 | N/A | 1 | $1,075,000 | 0 | N/A | 0 | N/A |
Wildwood Mountain | 0 | N/A | 2 | $800,000 | 0 | N/A | 0 | N/A | 1 | $625,000 |
Satulah Ridge | 0 | N/A | 0 | N/A | 0 | N/A | 0 | N/A | 0 | N/A |
Sunset Hills | 0 | N/A | 0 | N/A | 3 | $1,958,000 | 0 | N/A | 0 | N/A |
For Sale
556 Shortoff Road, Highlands, NC 28741
$450,000 | 3BD | 1BA | ±0.41 Acres
Built in 1966 on the original caretaker's lot and renovated in 2023.
Listing Agent: Merritt Shaw, 828-421-7593
A Message from Doug Treadwell
Founder | Mountain Life Properties
As we move into the heart of 2026, the Highlands-Cashiers market continues to demonstrate something we have believed in for decades: true lifestyle markets endure.
The past few years brought extraordinary appreciation and demand. What we're seeing now isn't a slowdown, but a natural refinement: thoughtful buyers, strategic sellers, improving inventory, and a resilient luxury segment.
The Plateau has evolved into one of the Southeast's premier high-elevation luxury markets. Elevated pricing, steady pending activity, and expanding inventory define a spring season rich with opportunity for well-positioned buyers and sellers.
What This Means for You
- Strategic pricing is critical in a more balanced market
- Well-positioned luxury homes command strong results
- Marketing sophistication matters more than ever
- Inventory selection is improving
- Negotiation opportunities are returning
- Long-term appreciation trends remain compelling
Spring 2026 Outlook
The Highlands-Cashiers' market is evolving into a stable, high-elevation luxury destination defined by elevated pricing, expanding inventory, healthy pending activity, and normalizing days on market. This is no longer a frenzy-driven market. It's a sophisticated one, where expertise matters. Catch up on past Highlands and Cashiers market reports.
Ready to buy? Browse our homes for sale in Highlands and Cashiers.
