Do Prospect Homes Sell Near List When Realtor.com and Redfin Disagree on Price? Reading the Stale Page, the Sale-to-List Ratio and the Detached Houses

Which Prospect price figure should an owner trust?

None alone. Redfin's median of $737,181, up 1.7%, implies about $724,858 a year earlier, and its price per square foot of $220, down 12.2%, implies about $251. Realtor.com's sold median of $633,000, up 7.29% in a year, implies about $589,990 a year earlier, and down 4.31% in three years implies about $661,511. The Realtor.com figure is 14.1% below the Redfin median, and the two pages are about five months apart, so they should not be forced into one number.

The per-foot figures disagree in direction as well. Redfin's price per square foot is down 12.2%, beside a rise of 1.7% in its median, while Realtor.com's listing price per foot of $257 is down 8.21% in a year, implying about $280 a year earlier, and up 36.70% in three years, implying about $188. A median that rises while the per-foot price falls is a mix effect, in which larger houses closed in the later period. Neither per-foot figure can be checked against the sales behind it from the pages.

The asking median is $850,000, up 10.82% in a year, implying about $767,010 a year earlier, and up 25.93% in three years, implying about $674,978. It is 34.3% above Realtor.com's own sold median, which is a wide gap and suggests that the listings on the page at that time were larger or pricier than the homes that closed. It is 15.3% above Redfin's median. An asking median is not a forecast for any one home.

The Zillow city value of $596,929, up 2.5%, implies about $582,370 a year before it was calculated, but the page is undated, so the year is unknown. It is 6.7% above the Census median owner value of $559,300, plus or minus $29,194, and 19.0% below the Redfin median. The Census value is an average of owners' own estimates over five years, and it is 3.7 times the median household income of $152,727, plus or minus $13,780. The Redfin median is 4.8 times that income.

The best guide is closed sales of similar houses on similar streets in the last few months. In a postal area where four in five homes are detached houses of similar age, those sales are the most useful comparison, and a seller should ask for the days on the market and the final price against list for each.

A seller comparing the pages should also remember that a median is the middle sale, not a typical price for a typical house. In a postal area where most homes are large detached houses, a few sales of very large houses can pull a quarterly median up, and a quiet quarter can pull it down. The year-over-year changes of 1.7% and 7.29% are small beside the 14.1% gap between the two sold medians, which shows that the choice of source matters more than the change in the year.

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

How long do Prospect homes wait, and how far below asking do they sell?

The wait is moderate. Redfin shows an average of 41 days, up 6 days from a year before, and says the average home goes pending in around 47 days, while hot homes go in around 22 days. Realtor.com shows a median of 40 days in its April page, down 4.76% in a year, which implies about 42 days a year earlier, and up 48.15% in three years, which implies about 27 days three years earlier. The two pages agree on about six weeks, and the Redfin figure is the more recent.

Redfin describes the area as somewhat competitive, with a score of 59 out of 100. Its page says that some homes get multiple offers, that the average home sells for about 2% below list and that hot homes sell for around list. Its sale-to-list ratio of 98.1% is a little below Realtor.com's 99% for March, and both say that the typical home sells slightly below asking. Only 19.4% of homes sold above list, 5.0 points fewer than a year before.

Price cuts are not rare. Redfin shows that 27.4% of homes had price drops, down 0.95 points from a year before, so a little more than one home in four had its price reduced. A seller who starts at the high end of the range may need a cut, and the cuts are visible to buyers. A sale-to-list ratio near 98% with a cut on about one listing in four describes a market in which the first price matters.

Supply was ample in the older page. Realtor.com shows 122 active listings, up 8.57% in a year, which implies about 112 a year earlier, and up 15.15% in three years, which implies about 106 three years earlier. The page is dated April, so it does not show the summer. Redfin's 143 homes sold in August, up 2.9%, show that sales continued at about last year's pace.

Rentals are very few, which makes the rent figure unreliable. Realtor.com shows 16 rental properties, down 16% in a year, which implies about 19 a year earlier, and a median rent of $3,750, up 17.19%, which implies about $3,200 a year earlier and, up 33.93% in three years, about $2,800. A median across 16 rentals is a median across a handful of large houses. The Census median gross rent is $2,006, plus or minus $306, and the asking figure is 86.9% above it.

Season matters in Kentucky. Spring is the busy season for houses with yards, and families prefer to move between school years. Homes that list in the autumn have fewer buyers and a shorter run before the holidays, and a seller who needs a firm closing date should plan around that. The Redfin figures for the summer are the most recent in the set, so a seller reading them in the autumn should expect the next quarter to look a little slower, though the pages cannot say by how much.

Sources as cited. Earlier values and differences are computed from the published percentages.

Who owns a home in this part of Prospect, and who rents?

Owners are a very large majority. Of 8,250 occupied homes, 7,210 are owner-occupied, 87.4%, and 1,040 are renter-occupied, 12.6%. Of 8,840 units, 590 are vacant, 6.7%, and the Census counts 99 for rent, 20 for sale only, 59 sold and not yet occupied, 283 held for seasonal use and 129 other vacant units. Only 20 units were vacant and for sale, a small supply for a postal area of this size, though the count is a survey figure for a single period.

Owners have moved in at many times. Of 7,210 owner households, 139 moved in during 2023 or later, 1.9%, 996 between 2020 and 2022, 13.8%, 3,361 in the 2010s, 46.6%, 1,606 in the 2000s, 22.3%, 750 in the 1990s, 10.4%, and 358 before 1990, 5.0%. Owners who moved in before 2010 are 37.6%. Renters move more often: of 1,040, 179 moved in during 2023 or later, 17.2%, and 455 between 2020 and 2022, 43.8%.

The population is family-heavy. Of 20,892 people counted, 4,748 are under 18, 22.7%, 1,379 are 18 to 24, 6.6%, 916 are 25 to 34, 4.4%, 2,524 are 35 to 44, 12.1%, 6,685 are 45 to 64, 32.0%, and 4,640 are 65 or older, 22.2%. Owner homes are large: of 7,210, 2,659 have four bedrooms, 36.9%, 1,860 have five or more, 25.8%, 1,967 have three, 27.3%, and 671 have two, 9.3%. Large houses sell to families that need the space, and to buyers who can afford them.

Owner debt is moderate. Of 7,210 owners, 4,572 have a mortgage, 63.4%, and 2,638 do not, 36.6%. Among the 4,564 mortgage holders with a computed figure, 1,080 spent 30% or more of income on housing costs, 23.7%, and 471 spent 50% or more, 10.3%. Among the 2,622 owners without a mortgage and with a computed figure, 233 spent 30% or more, 8.9%, and 156 spent 50% or more, 5.9%, mostly the cost of taxes and upkeep.

Renters are few, and many carry a heavy burden. Of 1,040 renters, 988 with a computed figure, 521 spent 30% or more of income on rent, 52.7%, and 255 spent 50% or more, 25.8%. Renter homes are mixed in size: 444 of 1,040 have two bedrooms, 42.7%, and 231 have three, 22.2%. The asking rent of $3,750 on a small count, over a year, is 29.5% of the median household income.

With nearly nine in ten occupied homes owned and many owners settled for years, sales often follow a change in the household, such as children leaving for college, a move for work or a decision to downsize from a large house. Those sellers tend to want a calm process and a closing date that gives them time to find the next home. They are also the owners with the most to gain from avoiding repairs on a house that has been lived in for a long time, and from keeping a sale quiet in a neighborhood where people know each other.

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 is the Prospect stock, and why do the detached houses matter?

Most of it is recent. Of 8,840 units, 172, or 1.9%, were built before 1940, 16, or 0.2%, in the 1940s, 319, or 3.6%, in the 1950s, 270, or 3.1%, in the 1960s, 1,150, or 13.0%, in the 1970s, and 1,120, or 12.7%, in the 1980s. After that, 1,574 were built in the 1990s, 2,197 in the 2000s, 1,692 in the 2010s and 330 in 2020 or later. Houses built before 1980 total 1,927, or 21.8%, and those from 1990 on total 5,793, or 65.5%.

The mix of building types is simple. Of 8,840 units, 7,138 are in detached homes, 80.7%, 633 are attached, 7.2%, 116 are in two-unit buildings, 1.3%, 267 are in buildings of three or four units, 3.0%, 108 in buildings of 5 to 9, 73 in buildings of 10 to 19, 38 in buildings of 20 to 49 and 428 in buildings of 50 or more, 4.8%. A seller of a detached house is selling into a deep market of similar houses, which makes comparable sales easy to find.

The 1990s and 2000s are the heart of the stock, 42.7% of units. Houses of that age are newer than the old neighborhoods nearby, and their roofs, heating and cooling systems, water heaters and decks are at ages when replacements begin to fall due. A buyer's inspector will list those items, and in a market where homes sell about 2% below list, buyers use the list to negotiate a credit or a lower price.

Large houses are the norm. Of 7,210 owner homes, 4,519 have four or more bedrooms, 62.7%, and only 10.0% have two or fewer. Houses with four or five bedrooms appeal to a narrower pool of buyers than smaller houses, and the median of such a market moves with a few sales. A seller of a large house should expect that the right buyer may take a few weeks to appear, and that the first price may need adjusting.

A seller who would rather not have an inspector's list negotiated on a public listing can choose a private sale, in which a buyer buys the house as it stands. That is the fifth benefit of Maison Off-Market, avoiding inspections and repairs, and it is not a claim that a private sale always yields a higher price.

Because houses of this size differ so much in condition and in how they have been updated, comparisons are rougher than a median suggests. A house with a new roof, updated systems and a finished lower level can sell above one of the same size with original fittings. A buyer for the second kind of house prices the work, and so does a buyer for a private sale. A seller who knows what a buyer will deduct can compare an offer with a listing result on the same terms. Readers comparing markets can also read the Juno Beach brief and the Coral Gables brief.

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

What should a Prospect 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 one median or an old page? How many weeks can I wait, given that homes take about six weeks and sell slightly below list? What will inspections and repairs cost me on a house of this age? Who will see the house during showings, and who will hear about the sale? And what date do I need to close, given where I plan to live next?

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. At 3%, those sales cost $13,500, $21,750 and $36,000, and at 5% they cost $22,500, $36,250 and $60,000. At the Redfin median of $737,181, 1% is $7,372 and 5% is $36,859. Maison Off-Market does not charge commissions or closing costs.

A private sale has no showings and no neighbors talking about it, which is the first benefit. The second benefit is a closing date the owner can set, which gives time to find a new home. The third is no commission costs, the fourth is no closing costs and the fifth is avoiding inspections and repairs. In a market where homes sell a little below list, a sale that skips showings and price cuts has a clear appeal.

In a market with moderate waits, an owner is right to compare a listing with a private offer. The comparison includes the commission, the closing costs, the repairs a buyer may ask for, the weeks of showings and possible price cuts, and the privacy given up. A fair comparison puts all of those items on the same page, and does not assume that a listing will reach the asking price.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that every private sale beats a listing. An owner who wants to see what a direct purchase would look like, with no public listing and no showings, can use the contact form below and ask for an offer before deciding.

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 covers the three months ending August 2026. The Realtor.com page is dated April 2026, months older, with changes against a year before and three years before, so it is treated as dated and the two pages are not combined. Its neighborhood table lists areas and communities and was not relied on. The Zillow page is for the whole city, has a title that reads 2024 and shows no update date, so its figure is undated. The Census figures are five-year survey estimates with margins of error, and the vacancy and tenure counts are survey counts, not a count of every home. Earlier values are computed from published percentages and are approximate. No figure here is a forecast.

Conclusion

The record for this part of Prospect, as far as the pages allow, is an owner-dominated postal area of large detached houses built mostly since 1970, with sales a little below list in about six weeks, a Realtor.com page that is months old and sources that differ by 14% on the median. For an owner, the practical step is to ask for the closed sales behind the medians, compare the cost of a listing with a direct offer, and decide how much of the showing, inspection and timing risk to carry.