FMLS Residential · city
Big Canoe
Closed sales series. Latest median $710,000 (-11.5% YoY). Buyer-leaning on live supply.
Closed sales through 2026-09. Live inventory is a current snapshot, not the closed month. 82 active · 5 under contract · 4 pending. Total residential listings by status: 91.
Data confidence: High. 103 closings in the last 12 months. Enough closings to read a trend.
Thin market: only 10 closings last month. Medians here move more than in larger cities. Confirm with the parent city or county before you price or offer.
Versus the FMLS footprint
Latest closed month only, not the 12-month figure above. The FMLS footprint is the macro context.
Opportunity score
0–100. Higher means more room for a buyer right now. Price change uses the 3-month median, not one month. Each part is scored 0–100, then weighted. Includes live supply and demand. Screening tool, not a forecast.
3-month volume-weighted median $675,903 (-5.3% vs same 3 months last year) on 30 closings. Latest month is $710,000. Confidence: Low (30 closings in 3 months).
3-month $/SF is up 4.5% versus the same 3 months last year. Median and $/SF are moving apart. That is usually a change in what sold, not pure appreciation or depreciation.
Active homes divided by last month’s closings. Under 4 favors sellers. Above 6 gives buyers more choices and more room.
3-month volume-weighted median versus the same 3 months a year ago. One month cannot swing this. A rising median with falling $/SF is usually mix, not appreciation.
New listings in 30 days versus last month’s closings. Above 1.2 means inventory is building. That usually softens the next 30–90 days.
Pending divided by active plus under contract. Not pending divided by active alone. Low means demand is not absorbing the stock.
Share of recent closings that had already cut the list price. High means sellers are adjusting. That is where negotiation usually appears.
Direction of days on market over the last 6 months, not the current DOM. A low score here means DOM is falling, which favors sellers even if supply is high.
8.2 months of supply on last month’s pace (82 active ÷ 10 closings). 9.6 months on the trailing-12 pace (average 9 closings a month). These are different windows.Buyers have more room, especially on homes that have sat past 30 days. 80.0% of last month’s closings were below list. Days on market are up 75% from a year ago.
How homes actually closed
Based on 10 closings. One sale moves these percentages by 10 points. Read the direction, not the exact share.
Leading signals
These move before closed prices. Use them to see if the next 30–60 days look tighter or looser than last month’s closings.
New listings are outpacing sales and closed sales are already taking longer or reducing more. Expect more inventory and more negotiating room over the next 30–90 days.
If you own in Big Canoe
High confidence. 103 closings in the last 12 months.
- This is the market your home sits in. It is too broad to be your only comp, and too local to ignore.
- City median is $710,000. Price your home off the neighborhood or school zone, then check that it still makes sense against this number.
- 8.2 months of supply. Median days on market 52. That is how long a correctly priced listing is taking.
- If you are deciding whether to list, the useful question is what is for sale on your street and in your school zone, not the citywide median. Homes for sale in Big Canoe, GA →
What this means if you are listing in Big Canoe
- Price to the closed median and $/SF here ($710,000, $232), not the FMLS-wide number. This market is above the FMLS footprint by 79.7% on median.
- With 8.2 months of supply, expect about 52 days on market if priced correctly. Longer than that usually means the market is telling you the price is high.
- 80.0% of recent closings were below list and 40.0% of listings had already reduced. Concessions show up more on listings that have already sat.
- Check live inventory for the actual competition before you set the number. Homes for sale in Big Canoe, GA →
What this means if you are making an offer
- Supply is elevated. You have more room than in a seller’s market, especially on homes past 30 days.
- Your better leverage is on homes that have been listed 30+ days or have already reduced. About 40.0% of recent closings had a price reduction.
- This micro-market diverges from the FMLS footprint by 80%. Do not use the statewide median as your comp base.
- Closed prices lag 30–90 days. Confirm current supply on the inventory page before you assume the temperature has not shifted.
Live inventory mix
Current listings by price band and property type. Where the competition actually is right now.
Price bands
| Band | Listed | Share |
|---|---|---|
| Under $300k | 4 | 4.4% |
| $300–500k | 16 | 17.6% |
| $500–750k | 31 | 34.1% |
| $750k–1M | 24 | 26.4% |
| $1M+ | 16 | 17.6% |
Property types
| Type | Listed | Median ask |
|---|---|---|
| Single Family Residence | 90 | $722,000 |
| Condominium | 1 | $370,000 |
82 active, 5 under contract, 4 pending. 17 new in the last 30 days.
Median close price
Monthly series
Most recent months first. Medians require at least 5 closings in the month.
| Month | Closed | Median | $/SF | DOM | Sale/list | Below | Reduced |
|---|---|---|---|---|---|---|---|
| Sep 2026 | 10 | $710,000 | $232 | 52 | 97.9% | 80.0% | 40.0% |
| Aug 2026 | 13 | $706,700 | $216 | 46 | 97.2% | 92.3% | 30.8% |
| Jul 2026 | 7 | $570,000 | $231 | 48 | 97.0% | 71.4% | 42.9% |
| Jun 2026 | 7 | $875,000 | $263 | 38 | 96.1% | 57.1% | 28.6% |
| May 2026 | 9 | $744,000 | $229 | 41 | 96.5% | 77.8% | 11.1% |
| Apr 2026 | 14 | $623,750 | $236 | 52 | 97.0% | 78.6% | 28.6% |
| Mar 2026 | 4 | — | — | — | — | — | — |
| Feb 2026 | 7 | $484,500 | $226 | 53 | 96.0% | 71.4% | 28.6% |
| Jan 2026 | 10 | $551,250 | $190 | 146 | 96.2% | 90.0% | 80.0% |
| Dec 2025 | 11 | $599,000 | $218 | 65 | 96.9% | 81.8% | 54.5% |
| Nov 2025 | 1 | — | — | — | — | — | — |
| Oct 2025 | 10 | $707,500 | $199 | 33 | 97.2% | 90.0% | 40.0% |
| Sep 2025 | 12 | $802,500 | $215 | 30 | 98.7% | 58.3% | 33.3% |
| Aug 2025 | 14 | $634,450 | $198 | 68 | 99.7% | 42.9% | 57.1% |
| Jul 2025 | 5 | $725,000 | $263 | 54 | 100.0% | 40.0% | 40.0% |
| Jun 2025 | 9 | $720,000 | $254 | 31 | 97.9% | 66.7% | 44.4% |
| May 2025 | 12 | $724,000 | $208 | 46 | 96.6% | 58.3% | 50.0% |
| Apr 2025 | 8 | $713,425 | $221 | 21 | 97.2% | 75.0% | 25.0% |
| Mar 2025 | 10 | $580,000 | $229 | 59 | 93.4% | 90.0% | 30.0% |
| Feb 2025 | 5 | $539,000 | $205 | 65 | 96.4% | 100.0% | 60.0% |
| Jan 2025 | 7 | $545,000 | $263 | 36 | 97.3% | 71.4% | 28.6% |
| Dec 2024 | 12 | $695,000 | $205 | 72 | 97.3% | 91.7% | 50.0% |
| Nov 2024 | 11 | $550,000 | $205 | 78 | 93.8% | 81.8% | 63.6% |
| Oct 2024 | 11 | $700,000 | $221 | 76 | 95.8% | 72.7% | 45.5% |
Below = closed under 99% of list. Reduced = original list higher than final list.