Why Do Six Mile Price Medians Sit Far Above the Census Home Value? Reading the Mobile Homes, the Seasonal Homes and the Thin Samples

Why are the Six Mile price figures so far apart?

The gaps are too large to be a matter of timing or of measurement, and the brief does not choose among them. Redfin's median of $1,874,189, up 223.1%, implies about $580,065 a year earlier. A tripling in a year is not a plausible price change, and it is flagged here as a mix effect from a very small number of sales, 17 in August. Realtor.com's sold median of $1,150,000, up 98.28% in a year, implies about $579,988 a year earlier, which is also a doubling. Neither can be read as a rise in prices.

The Redfin figure is 63.0% above the Realtor.com sold median, and the Realtor.com listing median of $2,050,000 is 78.3% above the Realtor.com sold median. At $2,050,000, up 2.44% in a month, the listing median implies about $2,001,171 the month before, and up 5.26% in a year, about $1,947,558 a year earlier. The sold median, up 7.48% in a month, implies about $1,069,967 the month before. A listing median that is steady while the sold median doubles points to the sold median being the unstable measure.

Per-foot prices are much lower and much closer to what the Census suggests. Redfin's $357, up 29.1% in a year, implies about $277 a year earlier. Realtor.com's $626, up 12.96% in a year, implies about $554 a year earlier, and up 11.59% in a month implies about $561. Redfin's figure is 43.0% below the Realtor.com figure. The per-foot prices do not move in step with the medians, which is another sign that the medians reflect which homes sold in the period.

The Census median owner value of $263,400, plus or minus $58,802, averages owners' own estimates over five years, and its margin of error is about 22% of the estimate. The Redfin sold median is 612% above it and the Realtor.com listing median is 678% above it. Such gaps cannot be explained by owner estimates running a little low. The likeliest explanation is that the pages' medians are set by a small number of high-priced properties, while most homes, including 653 mobile homes, are far cheaper. That is an inference, since the pages do not give the mix.

The Census value is 3.1 times the median household income of $83,808, plus or minus $14,354. The best guide to a single home is closed sales of similar homes of the same type, in the last few months, set next to the homes now listed. In a postal area with such a wide spread between types, whole-area medians are of little use to an owner.

Owners comparing a listing with a direct offer should keep two questions apart. The first is what the typical home in the postal area sells for, which the pages answer with figures from about $263,000 to $2.05 million depending on the source, a spread that tells an owner the typical home cannot be read from them. The second is what a particular home would bring, which depends on its type, size, age, condition and lot, and only the closed sales of the most similar homes can answer it.

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

How long do Six Mile homes wait, and what do sellers get against asking?

Four to five months. Realtor.com shows a median of 121 days on the market, down 17.68% in a month, which implies about 147 days the month before, and up 23.49% in a year, which implies about 98 days a year earlier. Redfin's page shows a median of 142 days against 77 a year before, a rise of 65 days, and says the average home goes pending in around 160 days and hot homes in around 59 days. Both pages show waits that have lengthened over the year.

Sales settle below asking. Realtor.com puts the sale-to-list ratio at 96%, and says homes sold for 3.75% below the asking price on average in September 2026. Redfin's ratio is 93.6%, down 0.078 points, which implies about 93.7% a year before, and it says the average home sells for about 6% below list and hot homes for about 2% below. Homes sold above list were 5.9% of sales, down 7.4 points, which implies about 13.3% a year before. Homes with price drops were 51.7%, up 30.9 points, which implies about 20.8% a year before. More than half of homes have cut their price, a large rise on the year. Redfin's compete score is 5 of 100, which it calls not very competitive, and it says multiple offers are rare.

Supply is up. Realtor.com shows 73 active listings, down 4.05% on the month, which implies about 76 the month before, and up 18.33% on the year, which implies about 62 a year earlier. Realtor.com calls the area a balanced market while also calling it warm, and Redfin calls it not very competitive. The wait, the discount and the price drops all point to a market that favors buyers, though the pages use different labels. Redfin shows 17 homes sold in August, up from 15, and says the change is 16.6%, where the arithmetic gives 13.3%.

A market where homes wait four to five months, sell about 4% to 6% below list and often cut their price is a market where the first asking price matters less than the price at which homes actually close. The carrying cost of a long wait, in taxes, insurance, upkeep and interest, is a real part of the comparison with a direct offer, and the sources give no figure for it, so it is a general point.

Redfin's compete score is calculated over the last six months, where its other figures cover three months or one, and the rental market is not covered on either page. An owner who rents out a house has no usable rent comparison from these sources, since the Census median gross rent of $836 has a margin of error of $469.

A wait of four to five months is an average, and the spread around it matters to a seller with a fixed date. Some homes sell in weeks, and others sit for most of a year and then cut their price. The pages report medians and not the spread, and in a postal area with about seventeen sales in a month the median itself can move a great deal. An owner who needs to close by a given date can ask for the days on market of homes sold in the last year, which gives a better guide to the risk of a long wait.

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

Who lives in Six Mile, and how heavy is the cost of housing?

Owners are almost everyone. Of 1,573 occupied homes, 1,474 are owner-occupied, 93.7%, and 99 are renter-occupied, 6.3%. Of 2,118 units, 545 are vacant, 25.7%, including 61 for rent, 6 for sale only, 276 for seasonal, recreational or occasional use, 13.0% of all units and 50.6% of vacant units, and 202 other vacant units.

Owners are mixed in tenure. Of 1,474 owner households, 45 moved in during 2023 or later, 3.1%, 245 between 2020 and 2022, 16.6%, 357 in the 2010s, 24.2%, 463 in the 2000s, 31.4%, 228 in the 1990s, 15.5%, and 136 before 1990, 9.2%. Owners who moved in before 2010 are 56.1%. The 99 renter households are too few to read closely: 8 moved in during 2023 or later, 35 between 2020 and 2022 and 54 in the 2010s, and 2 earlier.

The population is spread across ages. Of 3,957 people counted, 814 are under 18, 20.6%, 235 are 18 to 24, 5.9%, 371 are 25 to 34, 9.4%, 394 are 35 to 44, 10.0%, 1,364 are 45 to 64, 34.5%, and 779 are 65 or older, 19.7%. The Census margin of error on the total is 647. Owner homes lean to three bedrooms: of 1,474, 621 have three, 42.1%, 502 have four, 34.1%, 175 have five or more, 151 have two and 25 have one. Of the 99 renter homes, 57 have two bedrooms, 27 have four, 13 have three and 2 have none.

Owners with a mortgage carry a heavy burden, but the figures are uncertain. Of 1,474 owners, 868 have a mortgage, 58.9%, and 606 do not, 41.1%. Among the 868 mortgage holders with a computed figure, 394 spent 30% or more of income on housing costs, 45.4%, and 304 spent 50% or more, 35.0%. Among the 606 owners without a mortgage, 13 spent 30% or more, 2.1%, and 2 spent 50% or more. A share of mortgage holders above 50% that high is unusual, and the survey margins for a postal area with 868 mortgage holders are wide, so the figure is flagged as uncertain.

The renter figures cannot be read with confidence. Of 99 renter households, 98 have a computed figure, and 5 spent 30% or more of income on rent. With so few households, no share is drawn from them. The practical point is that Six Mile has almost no rental market, and an owner who rents out a house is selling into a place where rental comparisons are scarce.

Household makeup gives context. With 814 of 3,957 residents under 18 and 779 aged 65 or older, the postal area holds both families and older households. The sources give no figures on why households move, so that is a general point. It does explain why a closing date the owner can set, the second benefit of a private sale, may matter, since a household that has found its next home may not want to carry two homes through a wait of four to five months.

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 Six Mile stock, and why do mobile homes matter?

Most of it is from the 1980s on. Of 2,118 units, 57, or 2.7%, were built before 1940, 2, or 0.1%, in the 1940s, 94, or 4.4%, in the 1950s, 140, or 6.6%, in the 1960s, 146, or 6.9%, in the 1970s, and 324, or 15.3%, in the 1980s. After that, 324, or 15.3%, were built in the 1990s, 507, or 23.9%, in the 2000s, 451, or 21.3%, in the 2010s and 73, or 3.4%, in 2020 or later. Homes built before 1980 total 439, or 20.7%, and the 2000s and 2010s together hold 958, or 45.2%.

The building types are detached houses and mobile homes. Of 2,118 units, 1,445 are detached, 68.2%, 8 are in buildings of three or four units, 10 in buildings of 10 to 19, 2 in buildings of 20 to 49 and 653 are mobile homes, 30.8%. There are no attached homes counted. Mobile homes are nearly a third of all units.

Mobile homes matter to a seller of a house for a plain reason. Whole-area medians blend mobile homes with site-built houses, and the two sell at very different prices. A median that moves from month to month can reflect a change in the mix, and a seller of a house can compare it with sales of houses, and not with the postal area figure. The pages do not give a breakdown by type, so what follows from the mix is an inference.

A home built in the 1980s, 1990s or 2000s is twenty to forty-five years old. Roofs, heating and cooling systems, water heaters and septic or sewer systems may be reaching the ages at which they are commonly replaced, and a buyer's inspector will note each item. The sources do not say which items apply to any home. These are general points and not figures from the sources.

A seller who would rather not have an inspector's list negotiated can choose a private sale, in which a buyer buys the home 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. Readers comparing markets can also read the Georgetown brief and the Bluffton 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 a Six Mile owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of homes like mine, of the same type, size and age, and not on one median? How many weeks might a listing take, and how far below the first ask are sales settling? What will inspections and repairs cost me on a home of this age? Who will see the home 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 Realtor.com listing median of $2,050,000, 1% is $20,500 and 5% is $102,500. 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 wait four to five months and sell below list, an owner may value a sale that does not depend on showings or on a long wait.

A fair comparison puts the commission, the closing costs, the repairs a buyer may ask for, the weeks of carrying costs and the preparation for showings next to the privacy given up. It also puts a realistic listing result, and not the best case, next to a direct offer. With waits of four to five months, both the carrying costs and the likely discount are worth counting.

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 and the Realtor.com page has key indicators as of September 2026, so the pages are close in date. The Redfin sold median, up 223.1% in a year, and the Realtor.com sold median, up 98.28% in a year, are flagged as implausible measures of price change, and both are far above the Census owner value. The Redfin sold count change of 16.6% differs from the arithmetic. The Redfin compete score is calculated over six months. Realtor.com calls the area both warm and balanced. No Zillow postal-area page was found, so no Zillow figure is used, and Realtor.com shows no rental figures. The Realtor.com neighborhood tables list other places and were not relied on. The Census figures are five-year survey estimates with margins of error, wide for value, rent and the cost-burden counts. Earlier values are computed from published percentages and are approximate. No figure here is a forecast.

Conclusion

The record for Six Mile, as far as the pages allow, is a small postal area where the published price medians are several times the Census value and cannot be trusted, where homes wait four to five months and sell below list, where more than half of listings have cut their price, and where nearly a third of all units are mobile homes. For an owner, the practical step is to ask for the closed sales of comparable homes of the same type, compare the cost and risk of a listing with a direct offer, and decide how much of the showing, inspection and timing risk to carry.