Central Core — Over $10M.
Central Core residential properties over $10M · 2005–2025
Central Core luxury residential properties have risen from a median of $1,013 per square foot in 2005 to $4,681 in 2025 — a 362% increase over twenty years, compounding at 8.0% annually.
Values fell roughly 24% between 2008 and 2011, reaching a trough of $1,411 per square foot. Values returned to pre-correction levels by 2015. From $2,539 in 2020, the median has risen 84% over the subsequent five years.
The 2025 median of $4,681 per square foot is drawn from 23 transactions totaling $372.7 million. Six of those sales exceeded $23 million, led by 210 South West End Street at $7,118 per square foot.
Central Core recorded 9 closings above $10 million in 2025, down from 11 in 2024, with total volume rising 10.9% to $279.4 million from $251.9 million.
Median sale price rose from $14,000,000 to $25,250,000, an 80.4% increase. The 2025 mix shifted toward larger transactions — 210 S West End Street ($58.3M) anchors the top of the range. Median price per square foot declined from $5,031 to $4,771, reflecting that larger-format properties transacted at lower per-foot rates.
Median marketing time was 77 days, down from 88 in 2024. The median sale-to-list ratio was 95.1%, up from 93.3% in 2024.
There are currently 14 properties listed for sale in the Central Core above $10 million. At 2025's pace of approximately 0.75 sales per month, the current inventory equals 18.7 months of supply.
There are 14 properties listed for sale in the Central Core above $10 million, with a combined asking volume of $305.9 million. The median asking price per square foot is $5,215.
At 2025's pace of approximately 0.75 sales per month, the current inventory equals 18.7 months of supply. Seven of the 14 listings have been on market for 180 days or more; the median is 215 days.
| Property | Address | Ask Price | $/SF | SF | Bed/Ba | DOM |
|---|---|---|---|---|---|---|
| Single Family | 1011 Ute Ave | $75,000,000 | $4,275 | 17,544 | 7/9 | 72 |
| Single Family | 901 Ute Ave | $28,950,000 | $6,801 | 4,257 | 5/5.5 | 477 ⚠ |
| Townhouse | 126 Juan St | $27,500,000 | $5,351 | 5,139 | 3/3.5 | 302 ⚠ |
| Townhouse | 825 E Cooper Ave | $24,995,000 | $6,918 | 3,613 | 4/4 | 5 |
| Townhouse | 830 E Durant Ave | $24,950,000 | $6,230 | 4,005 | 4/4 | 10 |
| Single Family | 227 E Main St | $18,995,000 | $5,026 | 3,779 | 4/5 | 293 ⚠ |
| Townhouse | 825 Ute Ave A | $18,450,000 | $4,893 | 3,771 | 4/4.5 | 156 |
| Townhouse | 927 E Durant Ave 3 | $17,950,000 | $5,369 | 3,343 | 4/4.5 | 112 |
| Single Family | 1006 E Cooper Ave | $16,888,000 | $5,251 | 3,216 | 4/4 | 374 ⚠ |
| Townhouse | 990 E Hopkins Ave | $16,000,000 | $5,178 | 3,090 | 3/3 | 124 |
| Single Family | 939 E Cooper Ave | $13,500,000 | $4,906 | 2,752 | 4/4.5 | 274 ⚠ |
| Duplex | 1022 E Hyman Ave 1&2 | $10,900,000 | $3,575 | 3,049 | 5/5 | 9 |
| Townhouse | 851 Ute Ave B | $10,850,000 | $3,971 | 2,732 | 4/4.5 | 389 ⚠ |
| Sky Residences | 550 S Spring St F10 | $10,000,000 | $5,348 | 1,870 | 3/3.5 | 296 ⚠ |