5 luxury homes closed in Tierra Verde, Tierra Verde over the last 6 months at a median $1.29M ($380 per square foot), taking a median 173 days to go under contract; 12 are for sale today with 1 under contract. About 14.2 months of luxury inventory — buyers set the pace.
In Tierra Verde (Tierra Verde) the price cut is being used as a strategy and it is a slow one. A cut that trails the market never catches it: each reduction lands where the market already was, and the listing ages while it chases. The alternative is one correct number at the start, which is a conversation worth having before the photographs are taken.
Across 5 closed homes in Tierra Verde (Tierra Verde), the median sale came in at 91% of the ORIGINAL asking price, and 80% of those sellers cut their price before they found a buyer. Median time to contract was 173 days. At this price point that opening number costs real money: the first two weeks of buyer attention are spent on a number the market has already rejected.
12 homes are for sale in Tierra Verde (Tierra Verde) against 5 closings in 6 months, with 1 under contract. At that absorption rate a listing added today waits behind the queue. For a buyer that is leverage; for a seller it is the single most important number on this page.
Luxury homes in Tierra Verde (Tierra Verde) take a median 173 days to go under contract, and 80% of sellers cut price along the way. A listing that has been sitting past that median is the negotiation; one that just came on is not.
5 closed homes in Tierra Verde (Tierra Verde) over the last 6 months settled at 91% of the price they were first listed at and 93% of the final ask. Offers here should be argued from the closed sales, not from the asking price.
Closed sales in Tierra Verde (Tierra Verde) run $380/sf against a $493/sf benchmark for luxury single-family in Tierra Verde. That gap is either a condition and finish story — which renovation capital closes — or a location the market prices differently on purpose. Which one it is decides whether this is an opportunity or a trap, and it is not answerable from a spreadsheet.
Every figure above is an aggregate over closed sales in Tierra Verde, Tierra Verde in the 6 months through October 23, 2026, taken from licensed Stellar MLS data. Months of supply is the current number for sale divided by the recent monthly sales pace. "Sold vs original ask" compares the closing price to the price the home was FIRST listed at, which is where overpricing shows up — the final asking price has usually already absorbed the cuts. None of this is an appraisal or a valuation of any particular property.
of $1M+ homes listed January 2024 to October 2025 didn’t sell within a year, counting private sales.
of the first price: an offer in the first 30 days, then after.
of homes in flood zone AE vs zone X didn’t sell within a year (listed since 2024).
was the typical break-even building budget on 341 lots and teardowns that became $1M+ homes since 2024.
Tell me what you are looking for. I will send the listings where time, a relist or a flood zone has already moved the leverage to your side — and the ones where it has not.