Four homes closed in Jeremy Ranch in October at a median of $1,725,000, and every one sold below its original list price.
What happened in Jeremy Ranch this October?
Four homes closed in Jeremy Ranch during October 2026, one fewer than the five of October 2025. Total closed volume was $8.3 million, up 14.7 percent from $7.2 million.
The median sale price was $1,725,000, up 43.8 percent from $1,200,000 a year earlier. The average sale price was $2,075,000, up 43.4 percent from $1,447,060. Both gains compare four sales with five and start from an unusually low October 2025, so they say more about which homes sold than about a broad rise in prices.
The clearer signal is how buyers negotiated. All four homes closed below their original list price, at an average of 85.7 percent of it, compared with 91.4 percent a year earlier. That is the lowest monthly figure in the past twelve months.
Homes also took a long time to sell. The four had been listed for between 63 and 163 days, and the median was 114 days.
Buyer activity was light. Only two homes went under contract, down from four, while six new listings came to market, one fewer than last October. Supply built up, with 22 homes available in mid-October against 16 a year earlier.
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 Jeremy Ranch market change over the last three months?
Jeremy Ranch has had few sales each month, and the last three months were slower than the same stretch of 2025. Eleven homes closed against 15 a year earlier, and only seven went under contract against 16.
August 2026
September 2026
October 2026
| Metric | Aug 2026 | Sep 2026 | Oct 2026 |
|---|---|---|---|
| Closed sales | 5 | 2 | 4 |
| Median sale price | $2,500,000 | $1,562,000 | $1,725,000 |
| Average sale price | $2,019,000 | $1,562,000 | $2,075,000 |
| Closed sale volume | $10,095,000 | $3,124,000 | $8,300,000 |
| New listings | 1 | 5 | 6 |
| Pending listings | 2 | 3 | 2 |
| Sale-to-original-list-price ratio | 93.4% | 96.3% | 85.7% |
| Average CDOM | 22 days | 40 days | 114 days |
The same three months a year earlier:
| Metric | Aug 2025 | Sep 2025 | Oct 2025 |
|---|---|---|---|
| Closed sales | 5 | 5 | 5 |
| Median sale price | $2,680,000 | $1,736,709 | $1,200,000 |
| New listings | 5 | 6 | 7 |
| Pending listings | 7 | 5 | 4 |
Three patterns stand out. First, buyers committed more slowly. Pending listings totaled seven over the three months against 16 in 2025, which may mean fewer closings follow.
Second, price discounts widened sharply in October. The sale-to-original-list-price ratio rose to 96.3 percent in September, then fell to 85.7 percent in October. With only two to five sales a month, one or two homes can swing that figure, but all four October sales closed below original list price.
Third, homes took longer to sell. Average CDOM climbed from 22 days in August to 40 in September and 114 in October.
Sellers also brought more homes to market as the quarter went on. New listings rose from 1 in August to 5 in September and 6 in October. The monthly median swung between $1.56 million and $2.5 million, which reflects which homes happened to close more than a trend in prices.
What actually sold in Jeremy Ranch?
Four single-family homes closed in October, all detached homes in Jeremy Ranch. Prices ranged from $1,600,000 to $3,250,000.
All four closed below their original list price, by between 11 and 21 percent. Two sold for exactly $1,600,000.
The median was $1,725,000, the midpoint between the $1,600,000 and $1,850,000 sales. The one $3,250,000 sale accounts for about 39 percent of the month’s closed volume.
Selected October sales
Three of the four sales are shown. Two homes sold at $1,600,000, and 2526 Broken Hill Drive is shown below. The other, 3587 Wrangler Way, is described after the table. These sales have not been assessed for comparability and should not be read as direct comparables for one another.
8905 Daybreaker Drive, Jeremy Ranch Area
5 bedrooms 5 bathrooms 6,088 square feet
Approximately 0.36 acres · Built 1997
Original list price: $4,100,000
Percent of original list price: 79.3%
Sale price per square foot: $534
Days on market: 163
8850 Upper Lando Lane, Jeremy Ranch Area
6 bedrooms 4 bathrooms 4,708 square feet
Approximately 0.30 acres · Built 1993
Original list price: $2,100,000
Percent of original list price: 88.1%
Sale price per square foot: $393
Days on market: 63
2526 Broken Hill Drive, Jeremy Ranch Area
4 bedrooms 3 bathrooms 3,523 square feet
Approximately 0.35 acres · Built 1994
Original list price: $1,850,000
Percent of original list price: 86.5%
Sale price per square foot: $454
Days on market: 115
8905 Daybreaker Drive was the month’s largest sale. It started at $4,100,000, was reduced to $3,565,000, and closed at $3,250,000 after 163 days, 79.3 percent of its original price.
8850 Upper Lando Lane, a six-bedroom home, was listed at $2,100,000 and closed at $1,850,000, 88.1 percent of its original price, after 63 days. It was the quickest sale of the four.
2526 Broken Hill Drive closed at $1,600,000 after 115 days, 86.5 percent of its original $1,850,000 price. 3587 Wrangler Way, a 5,338-square-foot home with six bedrooms, also closed at $1,600,000, 88.9 percent of its original price, after 113 days.
Price per square foot ranged from $300 to $534 across the four sales, which reflects differences in size, age and lot rather than a market-wide rate.
What did buyers have to choose from?
Six new listings came to market in Jeremy Ranch in October, down from seven in October 2025. Only two homes went under contract, half the four of a year earlier.
| Activity | Aug 2026 | Sep 2026 | Oct 2026 | Oct 2025 |
|---|---|---|---|---|
| New listings | 1 | 5 | 6 | 7 |
| Pending listings | 2 | 3 | 2 | 4 |
| Closed sales | 5 | 2 | 4 | 5 |
The new listings were priced toward the upper end. Three of the six were at $3,000,000 or more, two were between $1,500,000 and $1,999,999, and one was between $1,000,000 and $1,499,999.
The two homes that went under contract were priced far apart, one in the $400,000s and one between $3 million and $4 million, and the median list price of homes going under contract was $1,985,000.
In mid-October, 22 homes were available, against 16 a year earlier. Most of the increase was at higher prices. Eleven homes were listed at $2,000,000 or more, up from six, while homes under $2,000,000 were nearly unchanged at 11 against 10. The median list price of available homes was $1,937,500, up 20.3 percent from $1,610,000. This is a mid-month snapshot rather than a month-end count.
The absorption rate rose to 5.62 months from 3.00 a year earlier. In plain terms, at October’s pace of sales it would take noticeably longer to sell through the available homes than it did a year ago.
For the year to date, 64 homes have been listed against 78 through the same point in 2025, a decline of 17.9 percent, and 40 have gone under contract against 52, a decline of 23.1 percent. Both sellers and buyers have been less active than last year.
New Construction in Focus
No new-construction homes closed in Jeremy Ranch in October. All four closings were established homes built between 1981 and 1997. New construction is a very small part of what is for sale right now.
Current new-construction availability
As of the most recent listing search, 1 of the 18 active Jeremy Ranch listings is explicitly flagged as new construction. It is a single-family home on Daybreaker Drive that is still under construction.
| Measure | Value |
|---|---|
| Asking price | $4,600,000 |
| Size | 4 beds, 6 baths, 5,839 finished sq ft |
| Listed completion date | November 20, 2026 |
The home has been listed for 23 days. At $4,600,000 it is priced above the $1,599,000 median asking price for all 18 current listings. A buyer interested in it would be committing before it is finished.
These are current availability figures, not a month-end inventory count for October.
What does this mean for buyers and sellers?
For buyers
Buyers had real leverage in October. All four homes closed below original list price, and the group averaged 85.7 percent of it. Thirteen of the 18 homes currently listed have already reduced their asking price.
There is also more time to decide. The absorption rate is 5.62 months against 3.00 a year ago, and the four homes that sold had been listed for 63 to 163 days before closing.
Most of the added supply is at higher prices, with 11 homes listed at $2,000,000 or more in mid-October against six a year earlier. Below $2,000,000 the number of homes was about the same.
The market is small, so a single home matters. With six new listings and two contracts in October, a home that suits you may not come along often, and well-priced homes may still move.
For sellers
Pricing realism was the deciding factor. 8905 Daybreaker Drive started at $4,100,000, was reduced to $3,565,000, and closed at $3,250,000 after 163 days. 8850 Upper Lando Lane, listed at $2,100,000, closed in 63 days at 88.1 percent of its original price.
Competition is building. There were 22 homes available in mid-October against 16 a year ago, and only two homes went under contract in the month.
Expect to negotiate and to wait. The four October sales needed an average of about 114 days, and none closed at its original asking price.
One caution on the headline numbers. The October median of $1,725,000 is the midpoint of four sales, and it should not be used to price a particular property.
Keep the price increase in perspective
Jeremy Ranch’s median sale price rose 43.8 percent year over year in October, from $1,200,000 to $1,725,000. Year to date, the median is $1,890,000 against $1,855,675 for the same period of 2025, an increase of 1.8 percent.
The gap between those two numbers is the point. The October gain does not mean the value of every Jeremy Ranch 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 four sales this year and five last year, and the median moves whenever the mix of homes changes. Last October’s median was also unusually low, 40.0 percent below the $2,000,000 of October 2024, which makes the year-over-year gain look larger.
The average sale price tells the same story. It rose 43.4 percent in October, from $1,447,060 to $2,075,000, but year to date it is up only 3.6 percent, from $2,039,961 to $2,114,063. October’s average includes one $3,250,000 sale. The other three sales averaged about $1,683,000.
Asking prices are mixed too. The median list price of homes available in mid-October was 20.3 percent higher than a year earlier, yet the average list price was 3.9 percent lower, and 13 of the 18 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 more homes go under contract.
Only two Jeremy Ranch homes went under contract in October, three in September and two in August, against four, five and seven in the same months of 2025. Pending activity leads closings by roughly one to two months, so the coming months will show whether buyers are returning.
Whether discounts to original list price stay deep.
The sale-to-original-list-price ratio fell to 85.7 percent in October after 96.3 percent in September, and 13 of the 18 homes now listed have cut their price. With so few sales, another month of data will show whether this is a trend or a few homes.
Whether higher-priced supply keeps building.
Mid-October had 11 homes listed at $2,000,000 or more against six a year earlier, and three of October’s six new listings were at $3,000,000 or more. If sales stay slow, the time it takes to sell through that supply could keep growing.
Frequently Asked Questions
What was the median home price in Jeremy Ranch in October 2026?
The median sale price was $1,725,000 across four closed sales, up 43.8 percent from $1,200,000 in October 2025. With so few sales, it can shift a lot when the mix of homes changes.
How many homes sold in Jeremy Ranch in October 2026?
Four homes closed, down from five in October 2025. Combined closed volume was $8.3 million, compared with $7.2 million a year earlier.
Did homes in Jeremy Ranch sell above asking price?
No. All four October closings sold below their original list price, averaging 85.7 percent of it, compared with 91.4 percent in October 2025.
How long did homes take to sell in Jeremy Ranch?
The median cumulative days on market for October closings was 114 days, and individual homes ranged from 63 to 163 days. Year to date, the median is 37 days against 35 last year, so October was much slower than the year’s pace.
Is there any new construction for sale in Jeremy Ranch?
One of the 18 current listings is flagged as new construction, a $4,600,000 single-family home on Daybreaker Drive that is still under construction. No new-construction home closed in October.
Why did the median price rise 43.8 percent when the year-to-date median is up only 1.8 percent?
October’s median compares four sales with five, and last October’s median was unusually low. The year-to-date figure covers more sales, so it is a steadier guide to where prices stand.
How many homes are for sale in Jeremy Ranch right now?
A current search shows 18 homes listed, with asking prices from $998,000 to $5,000,000 and a median of $1,599,000. Twelve are single-family homes and six are townhomes, and 13 have reduced their price. This is a current figure and differs from the mid-October count of 22.
Is now a good time to buy or sell in Jeremy Ranch?
That depends on your property and your timeline rather than on a single month’s numbers. October showed buyers negotiating below original asking prices and more homes available, but with only four 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 Jeremy Ranch?
Every home in Jeremy Ranch 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.
