Arrowcreek Housing Market: Limited Inventory, but Buyers Still Have Leverage

The Arrowcreek housing market is still expensive, but it is not acting like a strong seller’s market. Inventory remains low, yet buyers are still pushing back on price, homes are taking much longer to sell, and sellers are not getting broad pricing power. Home prices are down from the same month last year, and this month’s movement mostly supports that same message: limited supply is helping keep values high overall, but only well-priced homes are gaining traction.

Home prices are lower than they were a year ago. The median home price was about $1.8 million this month, down 27% from the same month last year, while the median asking price was about $1.95 million, down 20%. Price per square foot also fell about 10% to roughly $471.

Buyers are still negotiating. Homes sold for about 97% of asking price this month, up slightly from about 96.5% a year ago, but that still means the typical home sold for roughly 3% below list price.

Inventory is still limited, with 17 homes on the market this month compared with 18 a year ago. But months of supply rose to 6.6 from 4.7, showing that available homes are taking longer to clear.

Homes are moving much more slowly. Median days on market reached 150 days this month, up about 249% from the same month last year.

Competition remains weak. Closed sales fell to 5 from 13 a year ago, pending sales slipped to 13 from 14, and 0% of homes sold above asking, unchanged from the same month last year.

Closed sales were flat at 5 this month, so there is still no clear rebound in completed demand.

Months of supply rose from 6.4 last month to 6.6 this month, a small increase that still gives buyers a bit more room.

The median asking price rose about 1% from last month, but after a much larger drop since late summer, that looks more like stabilization than renewed pricing power.

Buyers kept their negotiating position. Homes sold for about 97.2% of asking price this month, down slightly from about 97.6% last month.

Pending sales have improved from 8 in December to 13 this month, but they are still below the same month last year, so this looks more like a seasonal pickup than a full turnaround.

Be patient on homes that look overpriced. In Arrowcreek, listings are taking a long time to sell, very few homes are getting premium offers, and buyers are still negotiating below asking price. That gives you room to be selective instead of chasing every listing.

Move faster on the homes that are priced realistically from the start. Inventory is still limited, so the best listings can still stand out even in a slower market. The right approach is not to rush on everything, but to recognize the difference between a sharp listing and one that is simply testing the market.

Use your leverage on both price and terms. With slow selling times and weak closed sales, sellers often need a deal more than they did a year ago. That can create room not just on price, but also on repairs, closing timing, or other terms.

Price for today’s buyers, not last year’s market. In Arrowcreek, both asking prices and median home prices are down from a year ago, which shows buyers are not broadly accepting higher numbers just because inventory is low.

Watch the early response closely. In a market where homes are sitting much longer, weak showing activity or little buyer interest is a sign to adjust, not a reason to wait and hope. The market is rewarding realistic pricing and exposing listings that reach too high.

Use low inventory as an advantage only if your price is credible. There are not many competing listings, but that does not mean sellers have broad pricing power. Homes are still selling below asking on average, so the best strategy is to launch as one of the better-priced options rather than assume buyers will stretch.

Arrowcreek still looks like a slower, negotiated market this month: supply is limited, but buyers have leverage because homes are taking longer to sell and home prices remain below last year’s levels. The most important signal to watch in the next monthly update is pending sales. If pending sales rise enough to beat the same month last year, that would be the clearest sign that demand is strengthening and sellers may be gaining firmer pricing support. If not, this will remain a market where buyers can stay selective and sellers need to price realistically.