05/19/2026
85016 Biltmore. May numbers just dropped 📍
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At first glance, the sold $/sqft looks rough. Down 24.6% from April 👀
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But that’s not the real story.
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April was an outlier spike at $578. May came back to $436, almost exactly where February sat at $433. The annual $/sqft is still up 5.3% YoY. One month of noise, not a trend shift.
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Meanwhile, the pipeline tells the actual story 📈
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Contract ratio jumped from 26 to 33, up 26.9% in a single month. That means more buyers under contract relative to active supply. Demand is firming, not falling.
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The other moves:
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Active listings excl. UCB up to 105, +18% YoY. Inventory continues to expand.
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Median annual price is holding at $757,500. Stable at 12-month highs. ⚖️
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Days on market down to 72 from 87 last month. Faster turn, even with more inventory on the board.
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Translation: Biltmore is still moving. Buyers have more to choose from, sellers who price right are still getting contracts, and one ugly headline number doesn’t change the trajectory.
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If you’re thinking about a move in 85016, this is the kind of market where positioning beats panic!
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Comment for your property-specific pull 👇
