August 2025: The St. Cloud Real Estate Market Takes a Turn 🏡📈

Welcome to the Corcoran Connect blog! Your real estate concierge team is here to bring you the August 2025 market report, providing a clear and comprehensive look at what's happening in St. Cloud. While the summer heat may be fading, our data shows a shift in the market that's bringing a chill to some areas.

In our analysis this month, the data confirms what we're seeing on the ground: it's a buyer's market. While national headlines may point to a balanced market, the true power lies with the few motivated buyers who are ready to make a move. This is a significant change, especially as we see properties taking longer to sell.

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Understanding the Numbers: A Zip-Code Breakdown

Here is a detailed look at the numbers from August 2025, providing insight into sales, prices, and days on market across St. Cloud.

34769

This area saw a noticeable change this month, with its first declines in a while.

Homes Sold: 25
Price Per Sq Ft: Down 4.83% month-over-month.
Days to Contract: 44 days (a month and a half, a new high for this area).
Days to Close: 84 days.
Month's Supply: 3.3 months.

34771

The largest zip code saw a significant increase in average price per square foot, but overall, it’s still facing a downward trend year-over-year.

Homes Sold: 76
Price Per Sq Ft: Up 7.34% month-over-month.
Days to Contract (Resales Only): 35 days.
Days to Close: 75 days.
Month's Supply: 5 months.

34772

Days to contract and close are trending upward in this area, indicating that sellers need to be patient.

Homes Sold: 45
Price Per Sq Ft: Up 3.06% month-over-month.
Days to Contract: 59 days.
Days to Close: 107 days.
Month's Supply: 5.2 months.

34773

This zip code is experiencing the most dramatic shift. The vast majority of sales are new construction, making it very difficult for resales to compete.

Homes Sold: 23
Resale Homes Sold: Only 4 of the total sales were resales.
Price Per Sq Ft: Down 1.2% month-over-month.
Days to Contract (Resales Only): 120 days.
Days to Close: 157 days.

In-Depth: The Harmony Community Report 🏘️

For our neighbors in Harmony, here’s a specific look at your market data. The competition from new builds continues to have a major impact on resale prices.

Harmony Main: Only 7 properties sold this month. One two-story resale on Cordgrass sold for an astonishing $139 price per square foot, highlighting the price adjustments needed for sellers to move properties.
Harmony West: This community saw more activity, with 5 townhomes and 12 single-family homes sold.
Harmony Central: All 4 sales this month were single-story homes on Sagefield, coming in at an average of $228.32 per square foot.

Vacant Land and the Mortgage Market 📉

August saw 12 vacant land sales, with nothing indicating major new development. The highest-priced lot was 4.05 acres on McMichael Road.

The discussion around mortgage interest rates is a critical piece of the puzzle. It's important to remember that while the Federal Reserve’s decisions on the federal funds rate are a major influence, they do not directly control mortgage rates. Mortgage rates are more a reaction to market conditions and investor anticipation of the Fed's actions.

On a more serious note, our team has seen a slight but concerning trend of homeowners struggling with their mortgage payments due to rising insurance, taxes, and CDD fees. If you are starting to fall behind, please reach out to us. We have experience with short sales and can connect you with trusted attorneys to help you explore your options before a foreclosure begins.

We Are Here to Help 🤝

The market is in a state of flux, but informed decisions are the key to a successful transaction. Whether you’re selling a resale home, a new construction, or simply need to understand your mortgage options, your real estate concierge at Corcoran Connect is here to guide you.

📞 Phone: 1-844-STCLOUD (1-844-782-5683)📧 Email: discoverstcloud@gmail.com

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