Caughlin Ranch Housing Market: Low Inventory Helps Sellers, but Buyers Are Still Selective

The Caughlin Ranch housing market still leans toward sellers because inventory is low, but it is not a market where sellers have broad pricing power. Home prices are holding up on the homes that attract buyers, yet the overall pace has slowed and fewer listings are getting immediate traction. That makes this a selective market: well-priced homes can still do well, while overpriced homes are more likely to sit and force adjustments.

Inventory stayed tight. There were 12 homes on the market in February 2026, down from 15 in the same month last year, and new listings fell to 10 from 13. That keeps competition from other sellers limited in Caughlin Ranch.

The market slowed noticeably. Median time on market rose to 90 days from about 59 days a year earlier, and only 19% of listings went off market within two weeks, down from 35% last year. Buyers are moving more carefully, and sellers have to work harder for early momentum.

Buyers are still paying close to asking on the homes they choose, but they are bidding up fewer listings. Homes closed at about 99% of list price in February 2026, compared with about 97% a year ago, while the share of homes selling above asking slipped to 12% from 15%.

Home price signals were mixed. Median home price per square foot was up 2% from a year earlier, showing that buyers are still paying firm prices for the homes that close. But the median home price fell to about $910,000 from about $1.29 million a year ago, and listing price per square foot was down about 7%, which points to a market that is still supporting value selectively rather than lifting all homes evenly.

Pricing power did not improve. Homes closed at about 99% of asking this month, unchanged from last month, so sellers did not gain new leverage.

Closed sales edged up only slightly, to 17 from 16 last month. That suggests activity may be stabilizing, but not accelerating.

Pending sales dipped to 16 from 17 last month. That is a sign demand is still soft enough for buyers to stay selective.

The market slowed further. Median time on market jumped from 51 days last month to 90 days this month, and the share of listings going off market within two weeks fell from 24% to 19%.

Asking-price signals stayed mixed. The median listing price rose to about $1.14 million and held slightly above last month, but listing price per square foot was essentially flat month to month after a broader decline. Sellers are still testing prices, but buyers are not clearly accepting higher asks across the board.

Be ready to act quickly on the few homes that are clearly well-priced and move-in ready. Inventory in Caughlin Ranch is still low enough that the best listings can stand out.

At the same time, do not assume every listing deserves urgency. With homes taking longer to sell and fewer going off market quickly, buyers have more room to negotiate on homes that have been sitting or look priced for a hotter market. The key is to separate the strong listings from the stale ones.

Price your home to match today’s market, not last year’s. Low inventory still gives sellers support, but the slower pace means buyers are pushing back more when a listing feels ambitious.

Watch the first couple of weeks closely. If your home is not getting strong interest early, that is a sign to adjust before the listing goes stale. In this market, sellers are still getting close to asking when they price well from the start, but fewer homes are getting a pass on wishful pricing.

Caughlin Ranch still looks like a slightly seller-leaning market, but only for homes that are priced to meet current demand. The clearest near-term signal to watch in the next monthly update is pending sales. If pending sales start improving, that would suggest buyers are becoming less selective and could support firmer home prices. If they stay soft, sellers may keep the inventory advantage without gaining much more pricing power.