The market here has shifted. After a red-hot first half, the top end is cooling — more price cuts, more fallen-through escrows, and listings aging past a month. This is a real change from spring, not summer noise; how far it runs is the open question. Turnkey, correctly-priced homes still go under contract in days, but the overpriced ones now sit, cut, or lose their buyer. Here’s the read from the latest CRMLS data.
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Listing statuses in Ocean Hills Country Club change constantly — homes go under contract, escrows fall through, and new listings hit the market week to week. The numbers on this page reflect the MLS as of July 17, 2026.
We refresh this market-trends page around the middle of each month, and our complete monthly closed-sales recap publishes in the first week of the following month. Between updates, always confirm current status here:
• For homes available right now, see all Ocean Hills Country Club listings →
• For every month’s closed-sales recap, browse our Ocean Hills monthly market updates →
The two-speed market, in one picture
Days on market by group. Note the two active bars: what the MLS reports, and the true time these homes have actually been for sale once relists and failed escrows are counted.
Read it this way: the standing inventory is aging, and it’s older than the MLS lets on. Reported active days on market has climbed to about 30, up from roughly 23 two weeks ago — but because the counter resets when a listing is withdrawn and re-entered, the true figure is closer to 36 days. Five of the nine active listings have already had a deal fall through, and three have cut their price. The fast lane still exists — 4710 Majorca went pending in 2 days and 4722 Collinos in 3, both at full list, and 4971 Kalamis sold July 1 over asking in 2 days — but it’s now the exception that proves the rule: price to the market, or sit. This is a genuine shift from the spring market, not a seasonal lull. Where it goes from here — whether it settles at this new normal or keeps cooling — is the trend worth watching in the months ahead.
Want only updated, turnkey homes — and will pay a premium for finished condition.
Looking for homes that need updating at a steep discount, to renovate and resell for a profit once the work is done.
There are very few “in-between” buyers in the market right now — which is exactly why condition and price are splitting outcomes so sharply.
Price cuts and fall-throughs are climbing
The clearest sign the top of the market is cooling isn’t price — values are holding — it’s friction. Since our last update, both price reductions and failed escrows have picked up, and they’re concentrated on the homes that launched above the comparable sales. Here are the reductions on homes currently active or pending:
| Home | Status | Original list | Current | Reduction |
|---|---|---|---|---|
| 4969 Lamia Way | Pending | $1,199,000 | $1,099,000 | −$100,000 (−8.3%) |
| 4708 Galicia Way | Active | $1,299,000 | $1,219,000 | −$80,000 (−6.2%) |
| 4976 Lamia Way | Active | $1,450,000 | $1,399,000 | −$51,000 (−3.5%) |
| 5081 Caesena Way | Active | $1,225,000 | $1,195,000 | −$30,000 (−2.4%) |
Fall-throughs are the other tell. Five of the nine homes now active went into contract and came back to market: 4708 Galicia Way (twice), 4950 Lerkas Way, 4939 Tilos Way, 4980 Delos Way, and 4976 Lamia Way. A pending sign is no longer a guaranteed sale — more deals are coming together and then unwinding on financing, inspections, or cold feet than we saw in the spring.
The encouraging flip side: repricing to the market still works. 4969 Lamia Way launched at $1,199,000 in early May, sat, and only found its buyer after two cuts totaling $100,000 — but it did find one, and is now pending. The lesson for anyone preparing to list is the same one the fast movers keep proving: an overpriced launch usually costs more time and money than pricing right the first time.
Why “days on market” understates how long homes are really taking
Here’s something every Ocean Hills seller should understand before reading any market report — including this one. The MLS days-on-market counter resets. When a listing expires and is re-entered, or a home goes pending and the escrow falls apart, the clock often starts over at zero. A home that has been quietly for sale for months can appear on a report as a fresh, days-old listing.
We pulled the full property-history detail on June’s closings to see the difference. Two of the five tell a very different story than their reported numbers:
| Home | DOM reported | What the history shows |
|---|---|---|
| 4169 Rhodes Way | 35 | ~213 days across 3 listings, 2 expirations, 2 failed escrows |
| 6028 Dassia Way | 23 | 43 days list-to-close; escrow fell through after 7 days, then re-listed |
| 6051 Dassia Way | 0 | Went pending 34 minutes after being entered as active — effectively no open-market exposure |
| 4094 Lemnos Way | 5 | Accurate — clean listing, under contract in 5 days |
| 4863 Marathon Way | 17 | Accurate — clean listing, pending in 20 days from coming-soon |
4169 Rhodes Way: a seven-month sale that reads as 35 days
This home is the clearest lesson in the entire data set. It first came to market on November 29, 2025 at $1,200,000 and finally closed on June 30, 2026 at $1,115,000 — roughly seven months and $85,000 (−7.1%) later.
Along the way it was reduced from $1,200,000 to $1,175,000, then $1,149,900, then $1,139,900, relisted twice at $1,130,000, and finally cut to $1,115,000 — the price it sold at. It also went into escrow twice in February and March and came back to market both times. Two of the three listings expired without a completed sale.
The market never rejected this home — it rejected the price, three separate times. Each relist bought a fresh-looking listing but not a fresh buyer pool, because the buyers shopping Ocean Hills had already seen it. The cost of starting $85,000 too high wasn’t $85,000 — it was $85,000 plus seven months. Homes that launch at the right number in this market are going under contract in days.
The practical takeaway for buyers: always ask for a property’s full listing history, not just its current days-on-market. A “new” listing may have a much longer story — and that story is your negotiating leverage.
June 2026 closed sales — every home cleared its list price
- Homes Sold: 5
- Average Sold Price: $1,284,000
- Median Sold Price: $1,115,000
- Average Days on Market: 16
- Sold-to-List Price Ratio: 100.62%
- Price Range: $1,100,000 – $1,820,000
| Closed | Address | Floor plan | DOM | List | Sold | vs List |
|---|---|---|---|---|---|---|
| 6/29 | 6051 Dassia Way | Paros | 0 | $1,100,000 | $1,100,000 | even |
| 6/15 | 4094 Lemnos Way | St. Tropez | 5 | $1,100,000 | $1,110,000 | +$10K |
| 6/30 | 4169 Rhodes Way | Bellagio | 35 | $1,115,000 | $1,115,000 | even |
| 6/26 | 6028 Dassia Way | Delphi 2 | 23 | $1,265,000 | $1,275,000 | +$10K |
| 6/23 | 4863 Marathon Way | San Remo | 17 | $1,795,000 | $1,820,000 | +$25K |
Not one June sale closed below asking, and the three homes that beat list — Lemnos (+$10K), 6028 Dassia (+$10K) and Marathon (+$25K) — were all clean, correctly-priced listings with no resets or repricing games. That result is real. The momentum carried into July, too: 4971 Kalamis Way (Palma model) closed July 1 at $859,000 — $10,000 over its $849,000 list, in just 2 days on market.
One caveat on that 16-day average, though: it’s pulled down by 6051 Dassia Way, which went pending 34 minutes after being entered as active and so had essentially no open-market exposure. Set that one aside and count Rhodes Way’s full history, and June’s typical home took closer to three to four weeks to find a buyer — see the section above on why reported days on market runs low.
Want the numbers for every month? Browse all of our Ocean Hills Country Club monthly market updates →
2026 year-to-date (January – June)
Across the first half of 2026, Ocean Hills Country Club recorded 46 closed sales (January 1 – June 30). The average sold price was $1,099,829, with a median of $1,100,000, an average of 21 days on market, and an average of $636 per square foot. Sales ranged from $695,500 to $1,820,000. Demand for this gated coastal 55+ community remains steady, and the strongest results continue to go to move-in-ready homes.
For longer-term context, our Ocean Hills Country Club market sales report tracks historical sold prices and year-over-year trends across the community.
Everything that has sold — last 6 months
The full record of the 46 homes that closed in Ocean Hills Country Club between January and June 2026, newest first. Scroll within the table to see them all. To compare closed prices for a specific model, see our Ocean Hills sold data by floor plan →
| Closed | Address | Bd/Ba | SqFt | DOM | Sold Price | $/SqFt |
|---|---|---|---|---|---|---|
| 6/30 | 4169 Rhodes Way | 2/3 | 1,899 | 35 | $1,115,000 | $587 |
| 6/29 | 6051 Dassia Way | 2/2 | 1,982 | 0 | $1,100,000 | $555 |
| 6/26 | 6028 Dassia Way | 3/2 | 1,754 | 23 | $1,275,000 | $727 |
| 6/23 | 4863 Marathon Way | 3/4 | 2,990 | 17 | $1,820,000 | $609 |
| 6/15 | 4094 Lemnos Way | 2/2 | 1,800 | 5 | $1,110,000 | $617 |
| 5/19 | 4631 Cyrus Way | 3/3 | 2,314 | 0 | $1,325,000 | $573 |
| 5/18 | 4676 Barcelona | 2/2 | 1,807 | 11 | $1,139,000 | $630 |
| 5/11 | 4968 Poseidon Way | 3/4 | 2,808 | 0 | $1,050,000 | $374 |
| 5/6 | 6050 Malea Way | 2/2 | 1,613 | 5 | $1,203,000 | $746 |
| 5/6 | 4970 Lamia Way | 2/2 | 1,592 | 13 | $1,000,000 | $628 |
| 5/6 | 4900 Zenos Way | 2/2 | 1,482 | 28 | $1,049,000 | $708 |
| 4/21 | 4920 Keos Way | 2/3 | 2,052 | 31 | $1,399,000 | $682 |
| 4/20 | 4919 Galicia Way | 2/2 | 1,800 | 0 | $1,100,000 | $611 |
| 4/20 | 4609 Zamora Way | 2/3 | 1,899 | 2 | $1,012,500 | $533 |
| 4/16 | 4706 Zamora Way | 2/2 | 1,106 | 33 | $790,000 | $714 |
| 4/15 | 4170 Andros Way | 3/4 | 2,808 | 5 | $1,800,000 | $641 |
| 4/8 | 4238 Lindos Way | 2/2 | 1,613 | 2 | $1,026,000 | $636 |
| 4/8 | 4993 Lamia Way | 2/2 | 1,592 | 10 | $925,000 | $581 |
| 4/7 | 4742 Collinos Way | 2/2 | 1,800 | 0 | $854,152 | $475 |
| 4/7 | 4710 Galicia Way | 2/2 | 1,106 | 8 | $875,000 | $791 |
| 4/7 | 4121 Arcadia Way | 2/2 | 1,106 | 0 | $900,000 | $814 |
| 4/1 | 4246 Lindos Way | 2/2 | 1,646 | 7 | $1,180,000 | $717 |
| 3/30 | 4528 Cordoba Way | 2/2 | 1,106 | 20 | $775,000 | $701 |
| 3/24 | 5086 Corinthia Way | 2/2 | 1,807 | 0 | $1,250,000 | $692 |
| 3/24 | 4094 Arcadia Way | 2/2 | 1,444 | 4 | $890,000 | $616 |
| 3/23 | 6055 Dassia Way | 3/2 | 1,754 | 59 | $1,049,000 | $598 |
| 3/20 | 4708 Galicia Way | 2/2 | 1,720 | 64 | $865,500 | $503 |
| 3/16 | 6015 Dassia Way | 2/2 | 2,149 | 8 | $1,100,000 | $512 |
| 3/12 | 4710 Cordoba Way | 2/2 | 1,888 | 45 | $1,130,000 | $599 |
| 3/11 | 4683 Majorca Way | 2/2 | 1,800 | 9 | $1,064,000 | $591 |
| 3/10 | 4744 Agora Way | 2/2 | 1,800 | 17 | $1,190,000 | $661 |
| 3/6 | 4780 Miletus Way | 2/2 | 921 | 132 | $695,500 | $755 |
| 2/27 | 5085 Siros Way | 2/2 | 1,800 | 9 | $1,285,000 | $714 |
| 2/25 | 4058 Lemnos Way | 2/2 | 1,807 | 85 | $1,125,000 | $623 |
| 2/24 | 4695 Adra Way | 2/2 | 1,800 | 7 | $1,195,000 | $664 |
| 2/23 | 4959 Lamia Way | 3/3 | 1,850 | 6 | $1,210,000 | $654 |
| 2/20 | 4138 Pindar Way | 3/3 | 1,850 | 0 | $1,230,000 | $665 |
| 2/20 | 6012 Piros Way | 2/3 | 2,022 | 13 | $1,179,000 | $583 |
| 2/19 | 4908 Keos Way | 2/2 | 1,807 | 38 | $1,075,000 | $595 |
| 2/17 | 4749 Collinos Way | 2/2 | 1,800 | 0 | $1,245,000 | $692 |
| 2/17 | 4655 Barcelona | 2/3 | 1,859 | 74 | $939,500 | $505 |
| 2/6 | 4125 Arcadia Way | 2/2 | 1,106 | 73 | $870,000 | $787 |
| 1/21 | 4994 Alicante Way | 2/2 | 1,800 | 28 | $1,185,000 | $658 |
| 1/12 | 4142 Rhodes Way | 2/2 | 1,800 | 0 | $940,000 | $522 |
| 1/5 | 4946 Alicante Way | 2/2 | 1,800 | 54 | $1,195,000 | $664 |
| 1/2 | 4830 Galicia Way | 2/2 | 1,106 | 0 | $862,000 | $779 |
46 closed sales · January 1 – June 30, 2026 · Source: CRMLS. Scroll within the table to view all.
Digging deeper? These three resources go well beyond this snapshot.
Closed prices grouped by each of the community’s floor plans — ideal for pricing a specific model.
View by floor plan →Longer-term price trends and year-over-year market history for Ocean Hills Country Club.
See the sales report →Every month’s closed sales, statistics, and expert commentary in one place.
Browse updates →See what’s active, pending & just sold right now
Inventory and statuses at Ocean Hills change week to week — homes go under contract, escrows fall through, and new listings arrive constantly. Rather than post a snapshot that goes stale, we keep the live inventory in one always-current place. For every home that’s active, pending, or recently sold in Ocean Hills Country Club, see the Ocean Hills Country Club listings page → To price a specific model against closed comparables, use our sold data by floor plan →
Investor renovations are setting the ceiling
A wave of buy-remodel-resell activity is now shaping the top of the market. Investors are acquiring dated homes in the high-$800Ks, renovating, and reselling finished product at a strong premium — most dramatically the San Remo on Marathon Way. That home was asking $1,650,000 in mid-2025, cut twice, and sold for $1,410,000 that September; the buyer renovated and resold it nine months later for $1,820,000, $25,000 over the new asking price.
| Address | Acquired | Bought | Current status | Resale target |
|---|---|---|---|---|
| 4863 Marathon (San Remo) | Sept 2025 | $1,410,000 | Sold June 2026 | $1,820,000 |
| 4742 Collinos (St. Tropez) | Apr 2026 | $854,152 | Active | $1,265,000 |
| 4708 Galicia (St. Tropez) | Mar 2026 | $865,500 | Active, price cut | $1,219,000 |
| 6043 Piros Way | 2024 | $1,300,000 | Pending | $1,375,000 |
The takeaway cuts both ways: buyers are paying premium prices for finished, turnkey homes — but flippers who overreach on the resale get the same time-on-market penalty as any overpriced listing. 4708 Galicia is the cautionary case — a full renovation, but launched at $1,299,000, cut twice to $1,219,000, and now sitting at 73 days after two buyers walked. Condition commands a real premium; price discipline still decides how fast it sells.
Key takeaways
For sellers
- Price to the market, not above it. Every active home now sitting past 35 days either launched high and has since cut, or watched a buyer walk. Fresh listings priced to the comps are going pending in 2–3 days — several at or over list.
- Condition pays. Updated, turnkey homes command a meaningful premium per square foot, while dated homes are what investors are buying to flip.
- The first two weeks matter most. That’s when a well-priced home gets its strongest activity. An overpriced launch trades that window for months of drift — and, increasingly, for a price cut or a fallen-through escrow.
- Relisting resets the counter, not the buyer pool. Pulling a listing and re-entering it makes the days-on-market number look fresh, but the buyers shopping this community have already seen your home. 4169 Rhodes Way took three listings and seven months to sell $85,000 below its original ask. Getting the price right the first time is cheaper than any reset.
For buyers
- Move quickly on sharp listings. The best-priced homes are gone in days — a full-price or over-ask offer is often what it takes on fresh inventory.
- There’s real leverage on aged listings. Homes past a month — especially the ones that have already cut, like 4708 Galicia and 4976 Lamia — are where negotiation room lives.
- Always ask for the full listing history. A home showing “4 days on market” may have been for sale far longer under an earlier listing, or may have just lost a buyer. That history is public to your agent — and it’s leverage.
- Turnkey vs. project. Renovated homes are pricing at $650–700+/sqft, while dated homes trade well below that and reward a buyer willing to update.
Ken Tritle, Realtor®, SRES®, and Jean Tritle, Broker, have specialized in this 55+ community since 2010 — every village, all 17 floor plans, and the pricing strategy that gets homes sold. Free, no-obligation, and no pressure.
Data source: Ocean Hills Country Club Comparative Market Analysis (CMA), CRMLS, as of July 17, 2026 (closed sales January 1 – June 30, 2026; active, pending, and month-to-date July activity as of July 17, 2026). The full July 2026 monthly market recap publishes in the first week of August 2026; this trends page is next scheduled to refresh around August 16, 2026. Days on market reflect the current listing; several homes have longer cumulative histories across prior listings, and a listing’s days-on-market count can reset after an escrow falls through. Information is deemed reliable but not guaranteed and is subject to change. Square footage and lot figures per public records/assessor and should be independently verified. This is general market information, not personalized real estate, legal, or financial advice. DreamWell Homes Realty · Jean & Ken Tritle, Realtor®/Broker.
