Big Canoe Market Update: October 2026
Every month I pull the numbers for Big Canoe, because I live here and because the people who ask me about this community deserve more than a gut feeling. Here is what October looked like, and what I think it means whether you are thinking about buying, selling, or just keeping an eye on things.
October at a Glance
Category | Count | Price range | Average |
|---|---|---|---|
Homes sold | 7 | $240,000 – $1,035,000 | $649,475 sale price |
Homes active | 128 | $245,000 – $2,249,900 | $756,505 list price |
Homes under contract | 14 | $399,000 – $1,639,000 | $765,429 list price |
Active listings with a price reduction | 49% | Buyers are active, but pricing and value matter. | |
A few more details from the homes that closed: the median sale price was $593,325, homes took an average of 108 days to sell, and on average they sold for about 94% of their final list price.
What Changed From September
Fewer homes closed in October: 7, compared with 16 in September. That is a small number, and one month does not make a trend. What I find more interesting is the number under contract. It went from 8 to 14, which tells me buyers are still writing offers and that more closings are likely in the weeks ahead. Inventory is a little higher at 128 active listings, and the share of listings with a price reduction eased from 54% to 49%.
What It Means If You Are Buying
You still have real choices, with 128 homes on the market across a wide range of prices. Nearly half of the active listings have already come down in price, and the homes that closed in October sold for about 94% of their final list price on average. That tells me there is room to negotiate on homes priced a little ahead of the market. It does not mean everything is a bargain: 14 homes are under contract, so the right ones are still getting offers. If you see one that fits your life, do not assume it will wait.
What It Means If You Are Selling
When about half of the competition has already reduced its price, buyers have plenty to compare. Several of the homes that closed in October had been on the market for many months and sold only after the price came down. The average home that closed took 108 days. Starting with the right number is almost always better than getting there later, and the longer a home sits, the more it tends to give up.
A Note on These Numbers
One month is a snapshot, not a forecast. Big Canoe is a small market, and a handful of sales in either direction can move the averages. Your street, your view, your home's condition, and your timeline matter more than any single average. The best way to know what your home is worth is to look at the specific homes that have sold near it.
The takeaway: Fewer closings in October, but more homes under contract. Buyers are active, inventory gives them options, and pricing is doing most of the work.
Curious what your home is worth?
I will look at what similar Big Canoe homes have actually sold for and give you a straight answer.
Or call or text me at 706-299-9515
Whether you are ready to make a move or just want to understand the market, I am happy to talk. There is no pressure and no obligation. After all, there is no place like home.
Wanda Stewart
Associate Broker, RE/MAX Five Star
706-299-9515 | [email protected] | WandaStewart.com
Source: FMLS (First Multiple Listing Service), Big Canoe residential detached and attached. Sold figures are for October 1–31, 2026. Under-contract figures include Active Under Contract and Pending listings. Active listings are as of November 5, 2026. Information is deemed reliable but not guaranteed. This is not an appraisal or a prediction of future market performance.
