Do Nearly Half of Evergreen Listings Really Need a Price Cut, and Do Some Still Sell Above Asking? Reading the Cuts, the Mountain Houses and the Long-Time Owners

Which Evergreen price figure should an owner trust?

The newest pages are close in date and far apart in price. Redfin's median of $950,589, down 7.8%, implies about $1,031,008 for the same months a year earlier. Realtor.com's sold median of $1,075,000, up 21.47%, implies about $884,992 a year earlier and, with a monthly rise of 12.33%, about $957,002 the month before. Realtor.com's figure is 13.1% above Redfin's, computed here. A monthly rise of 12% is a sign of a small count and a changing mix.

Listing prices are steadier. Realtor.com's median listing price of $1,032,500, down 1.25% on the month, implies about $1,045,570 the month before, and down 3.19% in a year it implies about $1,066,522 a year earlier. The listing median is 8.6% above Redfin's sale median and 4.0% below Realtor.com's sold median, both computed here. Asking prices sat between the two sale figures.

Price per foot shows the direction more cleanly. Redfin shows $339, up 4.3%, which implies about $325 a year earlier. Realtor.com shows $372 on listings, down 0.20%, which implies about $373 a year earlier. The two differ on direction, one a small rise on sales and the other flat on listings, and neither is large. A fall in the median price with a rise in the price per foot, as on Redfin, suggests that the homes that sold were smaller or more modest, and that is an inference.

Zillow's index of $930,891, up 0.5%, implies about $926,260 a year earlier. It is 2.1% below Redfin's median and 13.4% below Realtor.com's sold median, computed here. The Census median owner value of $900,300, plus or minus $26,269, is 5.3% below Redfin's median and 16.3% below Realtor.com's sold median. It is 5.8 times the median household income of $156,218, and Redfin's median is 6.1 times.

The range from about $900,000 to about $1,075,000 is the honest summary. An owner should ask any buyer or adviser which source and which month they are quoting. The best number for a given house is a closed sale of a similar house nearby in the last few months, adjusted for size, lot, view and road access.

Owners often ask whether to price at the Redfin figure or the Realtor.com figure. The better question is which of the two describes homes like theirs. A house on a small lot close to the main road sells in a different range from a house on several acres with views, and a medians-only look hides that. An owner can sort the last year of closed sales by lot size and by road access and see the spread for each group. A private buyer who has seen the house can speak to where it falls inside that spread.

Sources as cited. Ratios and year-earlier values in this section are computed from the published figures and percentages.

How often do Evergreen sellers cut the price, and how often do homes go above list?

Price cuts are the norm. Redfin shows 47.2% of homes with price drops, down 5.1 points, which implies about 52.3% a year earlier. That is nearly one listing in two. The sale-to-list ratio of 97.7% means a typical sale closed 2.3% under the final list price, down 0.54 points, which implies about 98.24% a year earlier. Realtor.com's 98% and 2.43% below asking agree. On the Redfin median, 2.3% is about $21,864, simple arithmetic and not a claim about any home.

A minority go over asking. Redfin shows 13.0% sold above list, up 1.6 points, which implies about 11.4% a year earlier. The average home sold about 3% below list in around 37 days, and hot homes sold near list in around 8 days. The difference is about 29 days, and about three points of price. A home that is priced where buyers see value sells quickly, and a home that is priced above that drifts and is cut, and the same page can show both.

Time is short by the standards of this series. Redfin shows a median of 31 days on market against 30 a year earlier, and says homes receive 2 offers on average. Realtor.com shows 64 days on market, down 5.56% in a year, which implies about 68 days a year earlier, and up 9.68% on the month. Zillow's undated page says homes go pending in around 12 days. The clocks start and stop at different points, and none shows a slow market.

Supply has grown. Realtor.com shows 314 active listings, up 3.28% on the month, which implies about 304 the month before, and up 23.94% in a year, which implies about 253 a year earlier. Redfin counted 174 sales in August, up 16.7%, which implies about 149 a year earlier. Against 174 sales a month, 314 listings is about 1.8 months of sales, a rough guide that mixes a September count with an August count. Realtor.com calls the market balanced.

Rentals are few. Realtor.com shows 10 rental properties and a median rent of $3,400, down 5.56% in a year, which implies about $3,600 a year earlier. With only 10 rentals, that median is thin. The Census median rent is $1,962, plus or minus $246, and the listed rent is 73.3% above it, computed here, which suggests that listed rentals are larger homes than the typical rented home.

Price cuts are not always a sign of trouble. Some owners list high on purpose, to test the market, and cut after a few weeks. Others list at a figure an agent suggested and cut when showings stay low. The page cannot tell which kind of cut a home had, and the share of listings with cuts counts both. An owner can think of it as a measure of how often the first asking price turned out to be higher than the market would pay, which was close to half the time.

Sources as cited. Year-earlier values and differences are computed from the published percentages.

Who owns a house in Evergreen, and for how long?

Owners are the great majority. Of 10,218 occupied homes, 9,225 are owner-occupied, 90.3%, and 993 are rented, 9.7%. Of 11,304 units, 1,086 are vacant, 9.6%: 40 are rented and not yet occupied, 106 are for sale only, 80 are sold and not yet occupied, 675 are held for seasonal use and 185 are vacant for other reasons. Seasonal homes are 6.0% of all homes, a small share for a mountain area.

Owners have been there a while. Of 9,225 owner households, 170 moved in during 2023 or later, 1.8%, 1,133 between 2020 and 2022, 12.3%, 4,056 between 2010 and 2019, 44.0%, 1,462 between 2000 and 2009, 15.8%, 1,526 in the 1990s, 16.5%, and 878 before 1990, 9.5%. So 41.9% moved in before 2010, and 26.1% before 2000. Long tenure means equity, and many owners could sell without needing the proceeds.

The people are in the middle years. Of 24,610 people counted, 4,998, or 20.3%, are under 18, 886, or 3.6%, are 18 to 24, 1,502, or 6.1%, are 25 to 34, 3,579, or 14.5%, are 35 to 44, 7,842, or 31.9%, are 45 to 64 and 5,803, or 23.6%, are 65 or older. The margin on the total is plus or minus 1,325. Residents aged 45 or older are 55.4% of the total.

Houses are large. Of 9,225 owner households, 25 live in a home with no bedroom, 110 in a one-bedroom, 953 in a two-bedroom, 3,523 in a three-bedroom, 3,136 in a four-bedroom and 1,478 in one with five or more. Homes with four or more bedrooms are 50.0% of owner homes and three-bedroom homes 38.2%. A household whose children have left may weigh a smaller home or a move to flatter ground, which is a common reason to sell in a hill town, though no table records the reason.

Costs are mixed. Of 6,079 owners with a mortgage, 1,879 spent 30% or more of income on housing, 30.9%, and 923 spent half or more, 15.2%. Of 3,146 owners without a mortgage, 343 spent 30% or more, 10.9%, and 190 spent half or more, 6.0%. Of 993 renters, 877 with a computed figure, 415 spent 30% or more, 47.3%, and 172 spent half or more, 19.6%. Owners without a mortgage are 34.1% of owners, and they could take time to sell.

Long tenure also means that many owners bought when prices were far lower. For those owners the question is seldom whether a sale would be profitable, and more often whether the effort is worth it. Preparing a large house, clearing a workshop or a garage, and arranging showings around a family's life take weeks. That effort is a real cost that no price table shows, and it is one of the reasons a quiet sale to a single buyer appeals to some long-time owners.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B01001, B25003, B25004, B25038, B25042, B25070 and B25091, via Census Reporter. Shares are computed here.

How old are Evergreen houses, and what does a buyer find?

The housing is mostly of the 1970s through the 1990s. Of 11,304 units, 771, or 6.8%, were built before 1940, 333, or 2.9%, in the 1940s, 603, or 5.3%, in the 1950s, 897, or 7.9%, in the 1960s, 2,859, or 25.3%, in the 1970s, 2,066, or 18.3%, in the 1980s, 2,347, or 20.8%, in the 1990s, 947, or 8.4%, in the 2000s, 381, or 3.4%, in the 2010s and 100, or 0.9%, in 2020 or later. The median build year is 1981, and 48.3% were built before 1980.

The 1970s, 1980s and 1990s produced 64.3% of the homes, with the 1970s alone at 25.3%. Houses of those years in mountain country often have wood siding, decks, older septic systems, wells, wood stoves and long steep driveways, and a buyer's inspector will look at each. Roofs and decks take the harshest weather. That is an inference from the age of the stock and the setting, not a finding from any source.

Almost all homes are detached. Of 11,304 units, 10,333, or 91.4%, are detached, 477, or 4.2%, are attached, 106 are in two-unit buildings, 84 in buildings of three or four units, 28 in five to nine, 118 in ten to nineteen, 57 in twenty to forty-nine, 92 in fifty or more and 9 are mobile homes. A median across such homes is a median of houses, and the houses vary a great deal in lot size and road access.

Older homes are a small group, with about one in seven built before 1960. They may have character and small rooms, and often old wiring and foundations. Newer homes, from 2010 on, are only about four in a hundred, so there is little new construction competing with a seller. That is an inference from the counts and is not a claim about permits or plans.

A buyer of a mountain house will want the septic or sewer, the well or water supply, the roof, the chimney, the drainage, the fire-mitigation work around the house and the insurance cost checked. In a market where nearly half of listings are cut, a seller may be asked for credits as well. Selling as is to a buyer who has priced those items avoids both the cost of repairs and the weeks of showings, and the owner can weigh a private sale against a public listing. Readers comparing markets can also read the Edwards brief and the Platt Park brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25004, B25024, B25034 and B25042, via Census Reporter. Shares are computed here.

What should an Evergreen owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of houses like mine in the last few months, and not on a median that a small month can swing? How many price cuts am I willing to take? What will a buyer's inspector and insurer say about a house of this age and setting? What do the fees cost? And what date do I need to close?

Fees are simple arithmetic, and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250 and of a $1,200,000 sale is $12,000. Three percent is $13,500, $21,750 and $36,000, and five percent is $22,500, $36,250 and $60,000. On Redfin's median of $950,589, 1% is $9,506, 3% is $28,518 and 5% is $47,529. On Realtor.com's sold median of $1,075,000, 1% is $10,750, 3% is $32,250 and 5% is $53,750.

A private sale has no showings and no neighbors talking about it, which is the first benefit. In a small town where neighbors know each other, a quiet sale is a plain advantage. The second benefit is a closing date that fits the seller, which helps a household that needs time to find a new home. The third and fourth are no commission costs and no closing costs, and the fifth is no inspection repairs.

In a market where nearly half of listings are cut and homes sell a few percent under list, an owner is right to compare a listing with a private offer. The comparison includes the weeks on market, the chance of cuts, the carrying costs while a home waits and the cost of repairs. Only the owner can supply the numbers for taxes, upkeep and plans.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that a private sale always beats a public listing. If you would like a private, no-obligation offer for a home in Evergreen, call 401-219-4207 or use the contact form on this site.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page carries figures for the three months ending August 2026. The Realtor.com page carries key indicators as of September 2026, with monthly and one-year changes only, and its neighborhood tables were not used. The Zillow page is for the city and shows no update date, so it is used only as a rough check. The two sold medians disagree on direction and are reported side by side. Only established data publishers and the Census are cited. Percent changes were taken as printed, and ratios, sums, fee figures and year-earlier values are this brief's arithmetic.

Conclusion

The record for Evergreen is a median sale price between about $900,000 and $1,075,000 depending on the source, nearly half of listings with a price cut, a minority of sales above list, homes that sell in about a month by one clock and two months by another, and a stock of detached houses built mostly in the 1970s through the 1990s. The useful number for an owner is a closed sale of a comparable house nearby in the last few months, and a private buyer can price the house as it stands and close on the owner's schedule.