Raleigh Luxury Real Estate ($1M+) — August 2025 Update

by Jessica J Baldovinos

Raleigh Luxury Real Estate ($1M+) — August 2025 Update

Headline: Raleigh’s luxury tier is active and deepening, with more selection than last summer and deals still clearing within a few percent of list.

Raleigh $1M+ at a glance (July 2025)

Wake County luxury proxy (Raleigh-led):
156 $1M+ closings in July (+16.4% YoY), median sale price $1.265M, SP/LP 98.5%, DOM 38, months’ supply 3.6, and active luxury inventory 562 (up 25.4% YoY). Long & Foster Market Info
(Why Wake County? It’s the cleanest public cut of $1M+ data tied to Triangle MLS; Raleigh drives a large share of this county-level luxury activity.) Long & Foster Market Info
Citywide baseline (all prices, helpful context):
Raleigh’s July median across all price points was $450,000 with 522 homes sold and a median 32 DOM. Luxury behaves differently, but these figures frame the overall demand backdrop. Redfin

What actually sold—recent Raleigh $1M+ examples

July closings inside Raleigh included:

27613: listed $1.25M, sold $1.26M (100.8% of list) in 2 days. Long & Foster Market Info
27608: listed $1.085M, sold $1.017M (93.7%) in 3 days. Long & Foster Market Info
27614 (June ref): listed $1.395M, sold $1.375M (98.6%) in 4 days. Long & Foster Market Info

These spot checks mirror the month’s averages: most luxury deals are clearing within ~1–3% of list, with a mix of small over-ask and under-ask outcomes depending on micro-location, finish level, and days on market. Long & Foster Market Info

What’s driving Raleigh’s luxury performance

More choice for buyers, not a glut: Triangle-wide inventory has been trending higher this year, giving $1M+ shoppers more options without collapsing demand. Axios
Resilient high end: Nationally, luxury momentum has wobbled at times (e.g., a dip in pending sales this spring), but local closings in July still rose year over year—evidence of Raleigh’s steady inflow of high-earning households and strong quality-of-life pull. RedfinLong & Foster Market Info

Neighborhood notes (quick hits)

Inside the Beltline (ITB): Hayes Barton, Budleigh, Five Points, and Country Club Hills continue to command premiums when turnkey and architecturally consistent. (See July’s ITB-adjacent sale above.) Long & Foster Market Info
North Raleigh corridors (27613/27614/27615): Frequent $1M–$1.6M trades; renovated properties with modern kitchens, outdoor living, and updated systems are moving quickest. Long & Foster Market Info

Outlook: Late-2025 into early-2026

Slightly longer runways, still premium for A+ listings. With months’ supply around 3.6 in the luxury tier, well-priced homes in prime pockets should keep selling near list; B-condition or unique layouts may negotiate more. Long & Foster Market Info
Expect selective over-ask moments. Fresh, design-forward listings in scarce micro-markets (ITB, certain North Raleigh enclaves) can still clear above ask within days. Recent examples show both over-ask and under-ask—pricing strategy matters. Long & Foster Market Info
Macro watch-items. If national luxury pendings stay softer, that could open occasional leverage for $1.5M–$2M buyers here—particularly on properties that linger past 30–45 days. Redfin

Strategy—How I help you win

For sellers ($1M–$2M):

Price to the active comp set, not just the last 12-month median; we’ll target list-to-sale outcomes in the 98–100% range with pre-market prep, pro photography, and go-live timing synced to buyer activity cycles. Long & Foster Market Info

For buyers:

Use days-on-market thresholds to your advantage: we often find value once a listing crosses ~30–40 DOM, while “day-one” listings in trophy pockets may require tight terms to win near or at ask. Long & Foster Market Info

Ready to make a move?

I’ll tailor a micro-market plan around your price band, timing, and preferred neighborhoods—grounded in fresh $1M+ comps and on-market intel.

Book a private consult on my calendar: Luxury Property Consultation Calendar

Sources: Triangle MLS–based Long & Foster LuxInsight (Wake County & Triangle luxury, July 2025), and Redfin Raleigh city page for broader context (July 2025). Long & Foster Market Info+1Redfin

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