Published October 18, 2026 in Market Update

Pelican Marsh and Tiburon stayed tight even as homes took longer to sell

By Agnes Zak

Real estate, Pelican Marsh, Tiburon

The number that matters most right now is 93. That is the median days on market in Pelican Marsh and Tiburon for the three months ending August 31, 2026, according to the Real Estate Data Aggregator. That is 21 days longer than the same period a year ago. Buyers are there. They are just slower.

Gulf Shore Business reported that across the broader area in August, the median days to close was 100. Pelican Marsh and Tiburon, at 93 days, came in a little under that. Not a big gap. But the direction is the same: closings are taking longer everywhere.

More homes sold, fewer homes available

The Real Estate Data Aggregator counted 163 homes sold in Pelican Marsh and Tiburon in those three months. That is up 39.3% from the same period in 2025. At the same time, homes for sale fell 19.9% to 189. Fewer choices for buyers, more closings. That combination kept the market from softening further.

Price held, barely

The Real Estate Data Aggregator put the median sale price in Pelican Marsh and Tiburon at $620,000 for the three months ending August 31, 2026. That is down 0.8% from the same period a year ago. A small dip. Not a slide. At least for now.

Gulf Shore Business reported a broader area median of $350,000 in August. Pelican Marsh and Tiburon run well above that. These are gated communities with golf and non-golf options, and the price reflects that. Mandatory club fees in golf communities add to the total cost of ownership, which buyers factor in.

Sellers are getting close to asking, but not over it

The Real Estate Data Aggregator shows the average sale price came in at 94.7% of list price. That is up 0.2 points from a year ago. Sellers are not giving much away. But only 2.5% of homes sold above list price. Bidding wars are not the story here.

Nationally, Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025, and price cuts hit 20.8% of listings in September, the highest since October 2022. Pelican Marsh and Tiburon are not seeing that level of cutting. But buyers watching rates nationally are the same buyers walking through these communities. Slower decisions follow.

New listings slowed too

The Real Estate Data Aggregator counted 126 new listings in the three months ending August 31, 2026. That is down 3.8% from the same period last year. Sellers are not rushing in. That restraint is part of why inventory stayed low and closings held up.

Only 13.7% of homes went under contract within two weeks of listing. That is down 0.2 points from last year. Most homes here are taking the full 93 days. A few move fast. Pricing is usually the reason for the difference.

These numbers cover the whole ZIP code. One street, one building, one subdivision inside these communities can read very differently from the overall picture. If your home is in Pelican Marsh or Tiburon, the ZIP code number is a starting point, not your answer.