Biltmore Area Real Estate Market Report: November 2025

ByPhil Tibi
Biltmore Area Real Estate Market Report: November 2025
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Biltmore Market at a Glance – November 2025

  • Overall Market: Mature seller’s market in Biltmore within a normalizing 85016
  • Zip Code Median Price (85016): ≈ $540,000, essentially flat year-over-year
  • Days on Market (85016): Around 80–90 days on average – longer than peak, but still healthy
  • Pricing Power: Most homes closing just below list, with more negotiation room than 2021–2023
  • Biltmore Segment: Well-updated, guard-gated, and resort-adjacent homes still commanding premium pricing and strong demand

The Biltmore area is finishing 2025 as a high-demand, high-price luxury pocket inside a broader 85016 market that is clearly normalizing.

Zip-level data for 85016 shows a flat-to-slightly-down median price and longer days on market, but Biltmore’s core neighborhoods (Arizona Biltmore Estates, Biltmore Greens, hillside and golf communities) continue to command a premium, especially for renovated, lock-and-leave and view properties.

Think of it this way: the zip code is cooling to “normal,” while Biltmore itself remains the top of the range.

85016 Snapshot – Latest Data (October 2025)

Redfin’s latest full month of data for 85016 (October 2025) gives us the baseline:

  • Median sale price: about $540,000, essentially flat year-over-year (down ~0.2%)
  • Median days on market: roughly 88 days, up from about 60 days a year ago
  • Closed sales: 118 homes sold in the month, slightly more than the same month last year
  • Sale-to-list ratio: around 96–97%, meaning typical homes close a few percent below asking
  • Competition: rated “somewhat competitive” – some homes still receive multiple offers, but the average property sells below list and takes around 80 days to go under contract

Only about 7% of homes in 85016 are selling over asking, and that share is lower than a year ago, underscoring a move away from the peak-frenzy conditions of 2021–2023.

How Biltmore Sits Inside 85016

85016 is a mixed ZIP: classic ranch neighborhoods, condos, older multifamily, and the higher-end Biltmore communities all live in the same data set. That pulls the median price down compared to what you actually see in Biltmore proper.

Inside Biltmore:

  • Well-located, updated homes in guard-gated golf communities and resort-adjacent enclaves commonly trade far above the $540K zip-level median.
  • Renovated, single-level properties with strong outdoor spaces (pool, turf, patios, views) are still commanding premium pricing and strong interest, even as the overall market cools.
  • More original or partially updated homes are where buyers may find relative value, especially if they are prepared to renovate.

So while the zip-code median is flat, Biltmore itself is behaving like a stabilizing but resilient luxury submarket rather than a soft one.

Market Type: A More Mature Seller’s Market

Pulling it together, late-2025 Biltmore looks like a mature seller’s market:

  • Sellers still have the edge, particularly in:
  • Guard-gated and golf-adjacent neighborhoods
  • Turnkey lock-and-leave product
  • Homes with strong design and recent systems upgrades
  • Buyers have more leverage than during the peak:
  • Longer days on market at the ZIP level (near 3 months on average) mean fewer “48-hour auctions” and more time to evaluate options.
  • Average discounts of a few percent off list are now normal, not rare.

In other words: it’s still a seller-favored luxury market, but behavior has shifted from “panic buying” to deliberate, data-driven decision making on both sides.

What This Means for Sellers

If you’re a Biltmore seller, the late-2025 message is clear:

  • Pricing discipline matters. With ZIP-wide homes selling around 4% under list on average, over-pricing is more likely to lead to extended days on market and eventual reductions than to a surprise bidding war.
  • Presentation is non-negotiable. Buyers are still willing to pay for:
  • Fully updated interiors
  • Newer roofs, HVAC, windows and doors
  • Professionally designed outdoor living spaces
  • Timing expectations need to adjust. In this environment, a luxury property taking 60–90 days to find the right buyer is not a failure; it’s normal.

Handled well, Biltmore-area listings can still achieve strong prices—but they need to be positioned properly from day one.

What This Means for Buyers

For serious Biltmore buyers, November 2025 offers a window that didn’t exist a few years ago:

  • You’re still competing for high-quality properties, but:
  • You’re less likely to face extreme bidding wars.
  • You may see more room on price or terms on homes that sit beyond the first 30–45 days.
  • Zip-wide averages show buyers are securing homes below list on average, but Biltmore-specific, fully renovated homes will still behave differently and may trade closer to ask. Redfin

If you’re prepared (financing in place, clear criteria, realistic expectations), this market can reward you with both better choice and better terms than during the recent peak—especially if you’re open to modernizing an older home.

Bottom Line: Late-2025 Biltmore in One Sentence

Biltmore in late 2025 is a robust but stabilizing luxury enclave inside a normalizing 85016 market: sellers still hold the advantage when they price and present correctly; buyers finally have a little more time, a bit more negotiating power, and the chance to make smarter, less rushed decisions.

Need Local Guidance? Let the Phil Tibi Group Help

The Phil Tibi Group

Your Biltmore Real Estate Authority

Backed by decades of local expertise, deep neighborhood knowledge, and a proven track record, the Phil Tibi Group helps buyers navigate the estate market with clarity and confidence.

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