Properties located in Arrowhead Woods include lake rights, which grant owners access to private Lake Arrowhead. Homes in surrounding neighborhoods do not. Because of that single factor, the two segments behave very differently in terms of both price and demand. When those properties are lumped together into one dataset, the numbers can become misleading.
There is also another issue that sometimes complicates the data. From time to time, non-local agents enter listings into the MLS without carefully verifying the property’s location or lake rights status. When homes are miscategorized, the overall statistics for the Lake Arrowhead area can become skewed. For that reason, this week’s report focuses strictly on single-family homes within Arrowhead Woods. In a future installment, we will break down the surrounding neighborhoods without lake rights so those areas can be evaluated more accurately.
As of this week, there are 219 single-family homes listed for sale in Arrowhead Woods, with prices ranging from $439,900 to $10 million. Sixteen of those homes are currently active under contract while nine are pending. The median list price sits at $848,000 with 82 days on market, while the average list price is $1,210,265 with 118 days on market.
Looking back over the past 90 days, 84 homes have closed escrow in Arrowhead Woods. Sales ranged from $380,000 to $4.55 million. The average sale price was $939,870 with 122 days on market, while the median sold price came in at $709,900 with 105 days on market. Sellers received 99.5 percent of their asking price at the median and 96.5 percent on average, suggesting that most homes are ultimately closing very close to the list price.
Another factor influencing the averages is the concentration of higher-priced properties currently on the market. Of the 219 homes listed in Arrowhead Woods, 65 are priced above $1 million. Within that group, 45 are priced between $1 million and $2 million, eight fall between $2 million and $3 million, and another 12 range higher, reaching up to $15 million. These luxury-tier properties represent a distinct niche within our local market. Not only do they raise the overall price averages, but higher-priced homes statistically take longer to sell in mountain communities like ours.
If we temporarily remove those $1 million-plus listings to look at the core of the market, a different picture emerges. That leaves 154 homes currently for sale with an average list price of $725,501 and 144 days on market. The median price in that segment sits at $699,500 with 80 days on market. For many local buyers and sellers, that provides a more realistic snapshot of typical Arrowhead Woods activity, while the luxury properties represent a separate slice of the marketplace that can skew overall statistics.
When compared to the broader mountain communities, we are currently seeing stronger sales momentum in Crestline and Running Springs. The reason is fairly straightforward. Those areas offer lower entry price points, which makes them more accessible for buyers when mortgage interest rates are factored into the equation.
That does not necessarily mean Arrowhead Woods is losing strength. Many longtime locals will tell you that the Lake Arrowhead market tends to follow a seasonal rhythm. Winter months can feel a bit sluggish, but activity often accelerates dramatically as spring and summer approach as buyers begin searching for vacation homes and lake access properties. If that pattern holds true this year, we could see a noticeable increase in activity in the months ahead.
Next week we will continue the series with a closer look at Running Springs. After that, we will circle back to examine Lake Arrowhead neighborhoods without lake rights, where the pricing and buyer dynamics tell a very different story.
Theresa Grant is a real estate broker and columnist covering Lake Arrowhead, Crestline, Running Springs, and the surrounding mountain communities. Reach her at (909) 442-1345 visit www.HomesInLakeArrowhead.com, and follow her on social media @TheresaGrantRealtor. Theresa is a Broker Associate with REAL Broker Technologies. DRE#01202881.
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