Lake Norman | Q3 2025
Q3 Market Report | October 2025
OVERALL MARKET REPORT
COMMUNITY UPDATES
MARKET FORECAST
LAKE NORMAN LUXURY MARKET YIELDS
MIXED THIRD QUARTER RESULTS
Despite what so far has been a volatile year for asset classes, the luxury real estate market in the Lake Norman area has shown record sell-through despite rises in inventory. In many of the region’s communities and luxury price ranges, closed units are actually up compared to last year’s same period, yet rising inventories have contributed to longer average days on market for sellers, an unusual dynamic not typically seen when the market is producing record sold unit levels
Showing activity stayed relatively consistent, compared to the same time last year with only minor shifts across price points Homes priced between $600K–$999K held steady at 4 showings per house, indicating consistent interest in this mid-range market.
The $1M–$1 999M category experienced a modest decline from 5 1 to 4.3 showings. In contrast, the $2M–$3.99M range saw a minor increase from 3.9 to 4.1 showings, signaling sustained demand for upper-tier homes Meanwhile, luxury listings above $4M saw showings rise from 1.7 to 2.3 per home - an improvement from the prior year. Collectively, these trends reflect a balanced market with stable buyer engagement across most price points
Cornelius
While slightly lower interest rates have given some stimulus to the lower luxury price ranges, the upper segments of the ultra-luxury range have seen increases in inventory despite actual sell-through of units priced over $2 million in list price exceeding last year by 20%. While the lower ranges sit at roughly 90 days’ sell-through, the upper segments now sport four to six months of inventory and more options for buyers.
Cornelius Home Sales
Davidson
After a scorching 18 month run dating back to early 2024, Davidson’s luxury market finally displayed some tapering in the just-completed third quarter. Home prices in Davidson have spiked with demand over the past couple of years, and that trend seems to have leveled just a bit. While the more interest rate sensitive range below $1 million saw an 18% increase in activity, the luxury segment tapered off over 30%, with sell-through trailing last year ’ s third quarter and inventory jumping slightly.
Mooresville
Nowhere was the demand segmentation more evident than in Mooresville, where the range below $1 million jumped 16% in closings while the million dollar range spiked 61%, yet demand crossing the $2 million threshold actually dropped by double digits up through the ultra-luxury segment over $3 million, which sported its own double digit increase over last year ’ s third quarter. Riding the hot equities market, the top end of the market saw a record $11 million deal in which Ivester Jackson represented an out-of-state Christie’s buyer.
Mooresville Home Sales
Denver | West Shore
Like Davidson, the West Shore sizzled the first half, generating strong year-to-date results. That said, the just-completed third quarter softened. Homes listed below the $2 million threshold saw declines in unit sell-through of over 30%, while the ultra-luxury home market saw similar results, yet produced a record $7 million Ivester Jackson | Christie’s brokered estate home sale on the water in Live Oaks.
Denver/West Shore Home Sales
North Shore
Troutman/Sherrills Ford
The Lake Norman communities above the 150 bridge generated stable, consistent sell-through, with the range below $1 million in price showing a solid 8% gain over last year ’ s third quarter, while almost the same number of deals over $1 million closed in the quarter vs last year, 31 vs 30. The North Shore area continues to offer relative values on the waterfront in comparison with high-demand areas like Cornelius and Brawley School Road.
North Shore Home Sales
Concord & Cabarrus
One of the fastest-growing areas in Charlotte, the emerging luxury market in Cabarrus County continues to see solid demand, just below $1 million in list price, with 126 homes closing, similar to last year ’ s third quarter. In the luxury range, while relative activity remains smaller above $1 million, it continues to trend upward in unit closings, a dynamic that is likely to continue into 2026.
Concord & Cabarrus Home Sales
Lake Hickory & Lake Rhodhiss
While inventory and days on market in these two areas continue to run slightly longer than some of the higher demand areas of Lake Norman, both of these areas are seeing significant increases in sell-through, with the million-dollar-plus range seeing a 71% increase in closings, including two homes valued at over $2 million in list price.
Lake Hickory & Lake Rhodhiss
Home Sales
Forecast: Sales Rise, But So Does Inventory
After analyzing the past 60 days’ showing appointment trends from Realtors, many of the areas around Lake Norman continue to see similar showing activity with that of this time last year. The unique dynamic heading into late fall is that, while actual sold numbers have increased slightly over last year, they are not scaling at the same pace as inventory is coming on the market, which provides more options for buyers.
One of the unique dynamics emerging from COVID was the scarcity of inventory, as baby boomers aged in place longer due to lower interest rates and limited options. As life cycles such as downsizing, moving to retirement areas, and general moving needs re-surface, the past 6 months have generally seen inventory come to the market at a faster pace than the previous two years, generating more options, possibly reducing urgency to buy, and returning the markets to more conventional dynamics. New construction and remodeled homes continue to command 20-25% premiums, yet some pricing resistance has crept into the market in high demand areas. Throw in some fiscal uncertainty, and despite robust household balance sheets, some buyers are taking more of a “wait and see” attitude with regard to fiscal uncertainty.
OUR OFFICES
Lake Norman
Cornelius, NC
North Shore
Mooresville, NC
Charlotte
Charlotte, NC
Asheville
Asheville, NC
Highlands - Cashiers
Highlands, NC
High Country
Opening in Late October
Wilmington
Wrightsville Beach, NC
Bald Head Island
Bald Head Island, NC
