Five homes closed in Pinebrook in October at a median price of $1,100,000, while new listings doubled and fewer homes went under contract.
What happened in Pinebrook this October?
Five homes closed in Pinebrook during October 2026, down from eight in October 2025. Total closed volume was $7.1 million, a 38.1 percent decline from $11.5 million.
The median sale price was $1,100,000, up 22.6 percent from $897,500 a year earlier. The average sale price was $1,428,300, down 0.9 percent from $1,441,875. The two measures diverged because the mix of homes that sold changed, not because prices moved in a single direction.
The five sales ranged from a $425,000 condominium to a $3,650,000 single-family home on a one-acre lot. That one large sale pulls the average well above the median, and it is why neither figure describes a typical Pinebrook home.
Buyers had room to negotiate. The five homes closed at an average of 94.1 percent of their original list price, compared with 95.1 percent a year earlier.
The bigger shift was on the supply side. Ten new listings came to market, double the five of October 2025, while only three homes went under contract, down from seven.
Ratio
CDOM is cumulative days on market, which counts the full time a property has been listed across listing periods rather than the days until it went under contract.
Absorption rate estimates how many months it would take to sell the listed supply at the current pace of sales. It is based on the mid-month supply count and is sensitive to small changes in sales.
How did the Pinebrook market change over the last three months?
The median sale price slid from $1,812,500 in August to $1,310,000 in September and $1,100,000 in October, while new listings climbed each month. The median reflects which homes happened to close, but the direction of supply and contract activity is clear.
August 2026
September 2026
October 2026
| Metric | Aug 2026 | Sep 2026 | Oct 2026 |
|---|---|---|---|
| Closed sales | 4 | 7 | 5 |
| Median sale price | $1,812,500 | $1,310,000 | $1,100,000 |
| Average sale price | $1,868,729 | $1,384,950 | $1,428,300 |
| Closed sale volume | $7,474,915 | $9,694,650 | $7,141,500 |
| New listings | 5 | 9 | 10 |
| Pending listings | 8 | 5 | 3 |
| Sale-to-original-list-price ratio | 96.6% | 94.2% | 94.1% |
| Average CDOM | 39 days | 98 days | 96 days |
The same three months a year earlier:
| Metric | Aug 2025 | Sep 2025 | Oct 2025 |
|---|---|---|---|
| Closed sales | 9 | 4 | 8 |
| Median sale price | $1,320,000 | $811,000 | $897,500 |
| New listings | 9 | 5 | 5 |
| Pending listings | 6 | 6 | 7 |
Three patterns stand out. First, supply grew while demand cooled. New listings rose from 5 in August to 9 in September and 10 in October, while the number of homes going under contract fell from 8 to 5 to 3.
Second, buyers paid a larger discount to original asking prices as the quarter went on. The sale-to-original-list-price ratio eased from 96.6 percent in August to 94.2 percent in September and 94.1 percent in October.
Third, homes took longer to sell. Average CDOM moved from 39 days in August to 98 days in September and 96 days in October.
Over the three months combined, 16 homes closed against 21 in the same period of 2025, and 24 homes were listed against 19. Month-to-month counts are small, so the direction matters more than any single figure.
What actually sold in Pinebrook?
Five homes closed in October, and they spanned nearly the full range of Pinebrook housing: two condominiums, a townhome, and two single-family homes. Prices ranged from $425,000 to $3,650,000.
Three of the five sold for $1,100,000 or more, and two sold below that. The median was $1,100,000 and the average $1,428,300, with the single $3,650,000 sale accounting for just over half of the month’s closed volume.
All five closed below or at their original list price. Four closed below it, and one closed at its full asking price after eight days on the market.
Selected October sales
These three sales illustrate the range of home types, sizes and prices that traded in October. They have not been assessed for comparability and should not be read as direct comparables for one another.
7349 Pine Ridge Drive, Pineridge
4 bedrooms 5 bathrooms 5,272 square feet
Approximately 1.03 acres · Built 2004
Original list price: $4,195,000
Percent of original list price: 87.0%
Sale price per square foot: $692
Days on market: 158
3041 Katies Xing, High Meadows at Pinebrook
4 bedrooms 4 bathrooms 2,611 square feet
Approximately 0.31 acres · Built 1997
Original list price: $1,500,000
Percent of original list price: 93.3%
Sale price per square foot: $536
Days on market: 125
3375 Cedar Drive, Cedar Ridge
3 bedrooms 3 bathrooms 2,400 square feet
Approximately 0.11 acres · Built 2006
Original list price: $1,100,000
Percent of original list price: 100.0%
Sale price per square foot: $458
Days on market: 8
7349 Pine Ridge Drive was the month’s largest sale. It was listed at $4,195,000, reduced to $3,750,000, and closed at $3,650,000 after 158 days, 87.0 percent of its original price.
3375 Cedar Drive in Cedar Ridge moved fastest. It sold in eight days at its full asking price of $1,100,000.
The two Pinebrook Pointe condominiums sold at very different speeds. The two-bedroom unit closed in 33 days at 98.5 percent of its original price, while the one-bedroom unit took 154 days and closed at 91.4 percent.
Price per square foot varied widely across these three, from $458 to $692, which reflects differences in home type, age, size and lot rather than a market-wide rate.
What did buyers have to choose from?
Ten new listings came to market in Pinebrook in October, double the five of October 2025. Only three homes went under contract, down from seven a year earlier.
| Activity | Aug 2026 | Sep 2026 | Oct 2026 | Oct 2025 |
|---|---|---|---|---|
| New listings | 5 | 9 | 10 | 5 |
| Pending listings | 8 | 5 | 3 | 7 |
| Closed sales | 4 | 7 | 5 | 8 |
Nine of the ten October listings were priced at $1,000,000 or more. Four were in the $1,000,000 to $1,499,999 range, two between $1.5 million and $2 million, one between $2 million and $2.5 million, and two between $2.5 million and $3 million. One came to market below $1 million.
The three homes that went under contract were all priced above $1.5 million, with a median list price of $2,390,000. Contract activity in October leaned toward higher-priced homes, though three contracts is a small sample.
In mid-October, 39 homes were available, against 26 a year earlier. Their median list price was $1,820,000, up 33.6 percent from $1,362,500, and the average list price rose 14.2 percent to $1,837,410. This is a mid-month snapshot rather than a month-end count.
The absorption rate rose to 8.67 months from 5.38 a year earlier. In plain terms, at October’s pace of sales it would take longer to sell through the available homes than it did a year ago.
For the year to date, 102 homes have been listed in Pinebrook against 75 through the same point in 2025, an increase of 36.0 percent. Closings are down 8.3 percent, at 44 against 48. Sellers have been bringing more homes to market than buyers have been absorbing.
New Construction in Focus
No new-construction homes closed in Pinebrook in October. All five closings were established homes. New construction is currently a small part of what is for sale, and it is concentrated in one neighborhood.
Current new-construction availability
As of the most recent listing search, 6 of the 34 active Pinebrook listings are explicitly flagged as new construction. All six are single-family homes in Discovery Ridge.
| Measure | Value |
|---|---|
| Asking price range | $1,850,000 to $2,395,000 |
| Median asking price | $2,150,000 |
The three proposed-stage homes list completion dates between June and September 2027, so a buyer choosing one of them is committing well ahead of move-in. The three completed homes can be bought now.
New construction sits at the upper end of the current market. The median asking price across all 34 current listings is $1,609,500, compared with $2,150,000 for the six new-construction homes. These are current availability figures, not a month-end inventory count for October.
What does this mean for buyers and sellers?
For buyers
Choice has grown. Ten new listings came to market in October, and 39 homes were available in mid-October against 26 a year earlier. More homes means more room to compare buildings, neighborhoods and prices before committing.
Buyers also had negotiating leverage. Four of the five October closings sold below their original list price, and the group averaged 94.1 percent of it. Thirteen of the 34 homes currently listed have already reduced their asking price, which is a useful signal about seller flexibility.
Time on market varied widely, and it is worth reading closely. The median home that closed in October had been listed for 125 days, but 3375 Cedar Drive sold in eight days at its full asking price. Homes priced to the market are still moving, and those priced above it are waiting.
If you are considering new construction, note that all six new-construction listings are in Discovery Ridge, three are not yet built, and the median asking price of $2,150,000 is well above the $1,609,500 median for all current listings.
For sellers
Competition is rising. New listings have climbed from 5 in August to 9 in September and 10 in October, and sellers have to stand out against a larger field.
Pricing accuracy has mattered. 7349 Pine Ridge Drive started at $4,195,000, was reduced to $3,750,000, and closed at $3,650,000 after 158 days. 3375 Cedar Drive, priced to sell from the start, closed in eight days.
Demand signals are softer than a year ago. Only three homes went under contract in October against seven in October 2025, and the absorption rate of 8.67 months is longer than the 5.38 months of last year. Plan for a longer timeline than a year ago.
One caution on the headline numbers. The October median sale price of $1,100,000 is based on five sales and includes both a $425,000 condominium and a $3,650,000 single-family home. It should not be used to price a particular property.
Keep the price increase in perspective
Pinebrook’s median sale price rose 22.6 percent year over year in October, from $897,500 to $1,100,000. Year to date, the median is $1,301,865 against $1,149,950 for the same period of 2025, an increase of 13.2 percent.
Those are real figures, but they do not mean the value of every Pinebrook home rose by that much.
A median describes the middle of what sold, not the change in value of any particular property. October’s comparison is between five sales this year and eight last year, and the median moves whenever the mix of homes changes. Last October’s median was itself unusually low, 35.8 percent below the $1,397,500 of October 2024, which makes the year-over-year gain look larger.
The average sale price tells a different story. It slipped 0.9 percent in October, from $1,441,875 to $1,428,300, and year to date it is up 4.0 percent, from $1,398,676 to $1,454,125. When the median and the average move by different amounts, the mix of homes sold is usually part of the explanation.
The recent trend also runs the other way. The median sale price fell from $1,812,500 in August to $1,310,000 in September and $1,100,000 in October.
Asking prices are not moving uniformly either. The median list price of homes available in mid-October was 33.6 percent higher than a year earlier, yet 13 of the 34 homes currently listed have reduced their price.
What an individual owner’s home is worth depends on its subdivision, size, age, condition, views and lot. The only reliable way to know is a valuation of that specific property.
What should we watch next month?
These are indicators worth following, not forecasts.
Whether the pending count recovers.
Only three Pinebrook homes went under contract in October, down from five in September, eight in August and seven in October 2025. Pending activity leads closings by roughly one to two months, so November’s figure will say a good deal about the closings to come.
Whether listings keep outpacing sales.
Ten homes were listed in October against five that closed, and year to date 102 homes have been listed against 44 sold. The absorption rate stands at 8.67 months. If new listings slow or sales pick up, that gap could narrow.
Whether the discount to original list price keeps widening.
The sale-to-original-list-price ratio has eased from 96.6 percent in August to 94.2 percent in September and 94.1 percent in October, and 13 of the 34 homes now listed have cut their price. Another month of data will show whether this is a trend or a few sales.
Frequently Asked Questions
What was the median home price in Pinebrook in October 2026?
The median sale price was $1,100,000 across five closed sales, up 22.6 percent from $897,500 in October 2025. With so few sales, it can shift noticeably when the mix of homes changes.
How many homes sold in Pinebrook in October 2026?
Five homes closed, down from eight in October 2025. Combined closed volume was $7.1 million, compared with $11.5 million a year earlier.
Did homes in Pinebrook sell above asking price?
No. The five October closings averaged 94.1 percent of their original list price, compared with 95.1 percent in October 2025. One home, 3375 Cedar Drive, closed at its full asking price, and none closed above it.
How long did homes take to sell in Pinebrook?
The median cumulative days on market for October closings was 125 days, and the average was 96 days. Individual homes ranged from 8 days to 158 days. Year to date, the median is 22 days against 56 last year, so October was slower than the year’s pace.
Is there any new construction for sale in Pinebrook?
Yes. Six of the 34 current listings are flagged as new construction, all single-family homes in Discovery Ridge. Three are complete and three are proposed, with asking prices from $1,850,000 to $2,395,000. No new-construction home closed in October.
Why did the median price rise while the average price fell?
The median rose 22.6 percent while the average fell 0.9 percent, which usually points to a change in the mix of homes sold rather than a uniform shift in values. October 2025’s median was also unusually low, which widens the gap.
How many homes are for sale in Pinebrook right now?
A current search shows 34 homes listed, with asking prices from $629,000 to $4,995,000 and a median of $1,609,500. Twenty-one are single-family homes, 10 are townhomes and 3 are condominiums, and 13 have reduced their price. This is a current figure and differs from the mid-October count of 39.
Is now a good time to buy or sell in Pinebrook?
That depends on your property and your timeline rather than on a single month’s numbers. October showed more choice for buyers, some negotiating room, and fewer contracts for sellers, but with only five sales one month cannot set a trend. A conversation about your specific home or target neighborhood will be more useful than a market average.
Thinking about buying or selling in Pinebrook?
Every home in Pinebrook is different, and a monthly median cannot tell you what your property is worth or what you should offer on a particular listing. Karen Stone works in these neighborhoods every week and can walk you through what the numbers mean for your situation. Contact Karen to talk through your plans.
