Townhomes are a different market than single-family in Woodbury, mainly because:

• inventory clusters in specific neighborhoods
• association dues have a major impact on affordability
• and new construction townhomes are shaping the top end of pricing

New Townhome Listings Last Week: Only 10

For the first week of March, we had:

10 new townhome listings hit the market in Woodbury.

Price Range

• roughly $199,000 up to $499,000

That $199K option is likely a smaller-style unit (often more “four-plex / multi-unit style”), not a typical newer townhome product.

Where the Listings Were (Neighborhood Pockets)

The map makes it clear where townhomes tend to pop up:

• Bailey’s Arbor (major townhome hub — and it has two pools)
• Stonemill Farms area townhomes (you referenced “Countrywide” as a street pocket you’ve sold in)
• Oak Grove
• a few scattered pockets near:
  • Lake-area pockets
  • Radio Drive corridor
  • up toward the newer retail / “Topgolf area”
  • and over by CityWalk

And notably:

• not a lot of townhome activity in the older west side pockets compared to these newer clusters

The #1 Townhome Warning: Association Dues

This is the big difference maker in townhomes.

HOA/association dues can swing wildly and can make (or break) affordability even if the list price looks good.

You pointed out examples like:

• $448/month
• $404/month
• $360/month
• $420/month
• and a “more reasonable” example around $260/month (which you said is what you like to see)

The reason this matters is simple:

HOA Fees = Payment Shock

Even if two townhomes have the same list price, the one with a $400+ HOA can have a much higher monthly payment than the one with a $250 HOA — and that can:

• shrink the buyer pool
• slow down demand
• and cause units to sit longer

You also made a good point:
Even if an HOA starts low, it can rise over time.

So buyers should always ask:

• what’s included (snow, lawn, sanitation, exterior, roof, amenities, pools)
• what reserves look like
• whether increases are expected

FHA Still Matters: Townhomes Stay Under the $529K Line

Even though townhomes are cheaper than many single-family homes, you reinforced a key point:

Most Woodbury townhomes are still under $529,000, meaning many can fit inside FHA financing rules (3.5% down), which keeps a strong buyer pool in play.

Pending Townhomes Last Week: Most Under $400K

When you switched to pending for the same week:

A lot of units went pending in the $200Ks to $300Ks, with the majority under $400K.

Examples you called out:

• around $219K
• around $240K
• plenty of “decent ones” below $400K

The “Ceiling” for Resale Townhomes: Where New Construction Takes Over

This was one of the most useful takeaways:

Your top resale townhome market last week was about $338K (previously owned).

After that, you start competing against new construction townhomes, which were coming in around:

$358K+ (2025–2026 builds)

So for sellers, the message is:

• if you’re pricing above the strongest resale band
• you have to justify why your unit beats new construction
  • better location
  • better finished space
  • lower HOA
  • upgraded interiors
  • or a more desirable layout

Otherwise buyers will choose “brand new with warranty.”

Why Some Townhomes Sit: The HOA vs. Sale Price Mismatch

You hinted at what’s “killing” some of these listings:

• higher HOA fees
• longer days on market
• units listed higher but selling lower (or taking longer to get offers)

You gave examples where:

• something might be listed around $400+ but selling much lower
• and once you get into HOA fees above $300, it gets harder to keep the payment attractive

Also, you flagged that some higher-priced townhomes (like a single-level around the $460K range) may be a niche product — possibly retirement / one-level living — which tends to have different demand patterns.

Bottom Line: Where Woodbury Townhomes Are Right Now

For the first week of March 2026:

• 10 new townhome listings
• $199K–$499K range
• most activity and pendings are below $400K
• resale townhomes tend to top out around the mid-$300Ks
• once you hit the upper-$300s, you’re competing directly with 2025–2026 new construction
• HOA dues are the biggest “hidden lever” affecting how fast a townhome sells

If you’re buying, compare HOA fees as carefully as the list price.
If you’re selling, make sure you price in the bracket buyers are searching — and show why your unit wins against new construction.

<p>The post Woodbury MN Townhome Market Update: First Week of March 2026 (New Listings, Pending, and the HOA Fee Reality) first appeared on Woodbury Real Estate Group.</p>

For this update, I focus most on active and pending — because pending gives the best “where the market is heading” signal. Sold data can be laggy (sold 30–180 days ago under different rates).

Snapshot: What Happened This Week?

New Single-Family Listings (Active)

22 new listings came on the market in Woodbury for the week.

When the map loads, it’s actually useful because you can see where these listings are clustering:

• Stonemill Farms (at least one)
• Eagle Valley Golf Course area
• Wedgewood
• the new subdivisions down south/east (where most of the new construction lives)
• plus the older core of Woodbury (some homes dating back as far as the 1950s depending on the pocket)

New Listing Pricing Range

• starts around the mid/high $300Ks (you mentioned being surprised something around ~$375K hadn’t moved yet)
• climbs through the $400Ks
• and then up into luxury tiers

The FHA “Gravity Line”: Why Builders Keep Pricing Under $529K

You called out one of the biggest forces shaping Woodbury right now:

$529,000 FHA loan limit (3.5% down)

Builders are smart — they’re intentionally keeping a lot of new construction pricing under that $529K mark because it captures a bigger buyer pool. That means:

• more qualified buyers
• more demand
• faster absorption of new builds

And it also means those builders are pulling buyers away from resale homes in the same general payment range.

You even raised a great question: builders may be assuming buyers will use strategies like:

• rate buydowns
• ARM products
  …with the belief that rates won’t stay elevated forever.

(That’s exactly the kind of thing buyers should ask lenders about when comparing resale vs new construction.)

Woodbury Neighborhood Callouts This Week

Some quick “what’s missing / what’s showing up” notes you made:

• Nothing in Dancing Waters this week
• One in Stonemill Farms
• Nothing in Bailey’s Arbor for single-family (townhomes are a different story)
• Wedgewood / Marsh Creek showing activity
• Strong cluster of new construction down south/east, where Woodbury continues to build out

You also pointed out a longer-term land / build-out reality:

• Woodbury will largely build out sooner than surrounding communities
• Cottage Grove has more runway (10–15 years-ish in your estimate)
• Afton tends to resist subdivisions (until money changes policy)
• Wisconsin still has significant land supply across the border

Pending Contracts: What Buyers Chose This Week

When you flipped to pending and narrowed it to the week:

Pending activity was spread across Woodbury, but still heavily influenced by:

• new construction areas down south/east
• a small number of pendings in established neighborhoods
• a few in the 3M / older Woodbury pockets

The “Under $400K Moves Fast” Rule Still Holds

You said it clearly:

Anything under $400K is going to move fast because there’s almost no inventory down there.

Examples you called out:

• $314K pending (of course it’ll go)
• $339K pending quickly
• surprised one around $337K took longer than expected

That’s the reality of Woodbury: true entry-level single-family inventory is extremely thin.

The Stonemill Farms Pick You Highlighted Went Pending

A fun moment in this update:

You noticed the home you previously featured (your “hot pick”) in Stonemill Farms went pending.

That one stood out because it hit the buyer “wish list”:

• 5 bedrooms
• 4 bathrooms
• roughly 3,000+ finished sq ft
• and it’s in a neighborhood with amenities like a pool (even though the HOA fee is the tradeoff)

That’s a good reminder that when you pick a property based on what buyers actually want — it tends to validate quickly.

New Construction Pending: Mostly in the Same Area (and Often PY)

When you clicked into new construction pendings, you saw exactly what you’d expect:

• concentrated in the newer build corridors
• often PY-built homes (which you gave a positive nod to — you’ve owned multiple and like the build quality)

You also spotted one weird listing case:

• “to be built” but showing as a four-level split at a price where you’d normally expect a larger two-story
• could be entered wrong, or could be an unusual build plan

The Biggest Seller Takeaway: The Real “Sticking Point” Is $500K–$600K

This is the most important part of the whole video for sellers and buyers:

When you ran the stats on all actives:

There are ~32 homes for sale in the $500K–$600K range
…and very few below $500K.

That means:

• below $500K = limited competition, faster movement
• $500K–$600K = crowded, competitive, and more payment-sensitive
• above that = increasingly harder because rates and affordability narrow the buyer pool

You also noted that older homes in that mid-range sometimes have an advantage:

• they don’t always have HOA dues
• while some new construction has HOA/association fees that push the payment up

So buyers compare:

• price + rate + taxes + HOA + condition
  …not just price.

Bottom Line: What This Week Tells Us About Woodbury

For the first week of March in Woodbury single-family:

• 22 new listings hit the market
• pending activity confirms the classic rule:
  • under $400K moves fast
• builders are heavily targeting under $529K to capture FHA-driven buyers
• the toughest battleground right now is:
  $500K–$600K, where inventory piles up and payments start to bite
• sellers have to understand:
  you’re competing against new construction in your same price bracket

If you’re thinking about buying or selling in Woodbury and you want a quick “where does my home fit in the bracket” breakdown, reach out — I can tell you what you’re competing against and how to position it so it doesn’t sit.

<p>The post Woodbury MN Single-Family Market Update: First Week of March (New Listings, Pending, and the Big Pricing “Sticking Point”) first appeared on Woodbury Real Estate Group.</p>

These aren’t big, brand-name neighborhoods like Dancing Waters or Stonemill Farms. They’re more like small clusters—each one with its own subdivision name (examples like Glen View Farms and others). Because they’re smaller and spread out, I’m lumping them together for this update to give you a clear picture of what’s happening in the market right now.

The Big Story: Woodbury’s “Sweet Spot” Price Range

If you’ve been watching Woodbury, you already know this:

$500,000 to $700,000 is the strongest price point in Woodbury for both buying and selling.

Why? Because:

• There are very few single-family homes under $500K
• You’ll still find townhomes around $300K
• But when it comes to single-family inventory, the action is heavily concentrated in that $500K–$700K zone

It’s not that cheaper homes don’t exist—it’s that they’re just hard to find in Woodbury right now.

Active Listings Highlights (Newer Builds)

A few examples from the active inventory show how wide the range can be, even in newer construction areas:

Example #1: Around $670,000 (Active)

• Built: 2021
• Size: about 3,800 sq ft (big house for the price)
• Solid example of the “prime” Woodbury price point

Example #2: Around $949,000 (Active New Construction Model)

• Fully custom (clearly positioned as a high-end build)
• Days on market: about 109 days
• Size: around 3,000 sq ft
• This is a completed model-style new construction listing

This also shows a real market truth:
higher-priced homes usually sit longer, even if they’re beautiful—because the buyer pool gets smaller as price rises.

Pending Listings: A Lot of Activity

This is where it gets interesting.

Pending: about 23 homes

And the pending list shows a wide range of entry points:

• $449K
• $514K
• $579K
• And lots of homes in that $550K–$799K zone

Many of these are builder-driven new construction, including:

• slab-on-grade options
• and models where you can add a basement (often changing the price significantly)

A key takeaway here is that yes—you can still get into Woodbury in the $400Ks, especially if you’re open to new construction models and builder options.

Down Payment Assistance Note

One smart thing to consider (especially for buyers shopping $400K–$600K):

Some homes may qualify for down payment assistance programs. If there’s a program available with favorable terms and no income qualification, it’s worth exploring—because it can reduce upfront cash needs and make the move easier.

(You mentioned you have a link on your website—great place to direct buyers.)

Sold / Closed Trends So Far (Recent 60 Days)

Looking at recent closed sales this year so far (roughly the last ~60 days), the range being seen is approximately:

• $484K–$500K on the low end
• Up to about $819K on the higher end

And again, the pattern is consistent:

• The higher the price, the longer the days on market tends to be
• The more mid-range the home is, the faster it tends to move

There are simply more buyers in the $450K–$650K range than there are at $900K+.

Can You Buy a Single-Family Home in Woodbury Under $400K?

Here’s the reality check from this update:

• Between $400K and $700K: about 24 single-family homes active
• Below $400K: about 1 single-family home active
• If you switch to townhomes, inventory under $400K improves—but for single-family, it’s tough right now

So yes, you can find something near $400K, but the selection is limited—and it takes:

being qualified
being patient
being ready to move quickly when the right one shows up

Why Inventory Feels Low Right Now

Even though Woodbury has a lot of homes, inventory is constrained because:

• interest rates have kept many homeowners from selling
• people are staying put rather than giving up their current payment
• buyers are still active, especially in that mid-price band

So the market isn’t “dead”—it’s just tight, and pricing + timing matter more than ever.

Bottom Line

If you’re shopping the newer construction area near East Ridge, here’s the clear picture:

• $500K–$700K is the action zone
• You can enter in the $400Ks, especially with builder models and certain specs
• Luxury listings exist, but they typically sit longer
• Townhomes offer more options under $400K than single-family homes do

If you want help narrowing down the best pockets for your budget—whether you’re looking for slab-on-grade, basement options, or specific builders—reach out and I’ll point you to the best current opportunities.

<p>The post Woodbury MN New Construction Pockets: February 2026 Market Update (Near East Ridge) first appeared on Woodbury Real Estate Group.</p>

One important note right away: Stonemill Farms is hard to “draw” cleanly on a map because it isn’t a simple square subdivision. It blends into nearby areas, sits close to other neighborhoods, and includes a mix of townhomes and single-family homes—some highly custom and some more spec-built.

Where is Stonemill Farms in Woodbury?

Stonemill Farms sits near several well-known Woodbury neighborhoods, which can make boundaries confusing if you’re not familiar with the area.

Nearby you’ll find:

• Dancing Waters (north of parts of Stonemill)
• Bailey’s Arbor (south—heavier concentration of townhomes, plus single-family pockets)
• Wedgewood (nearby, with homes from several decades and styles)
• Newer subdivisions closer to the East Ridge area

The shape is “weird” (in a good way)—it sprawls and weaves around other developments, which is why searching correctly matters when you’re looking at listings.

Active Listings in Stonemill Farms (Right Now)

At the time of this update, there is one home for sale in Stonemill Farms:

1 Active Listing

• Asking price: about $1.3 million
• Size: about 5,200 sq ft
• Days on market: 1 day (just listed)
• High-end finishes (beautiful countertops, strong luxury presentation)

This highlights something important about Stonemill Farms: it’s not one price point—it’s multiple tiers inside one neighborhood, based on builder, lot, and how custom the home is.

Also worth noting: Stonemill Farms has its own pools, which is a big lifestyle draw for buyers.

Pending Homes

1 home is pending, around $558,000.

That’s a huge contrast from the $1.3M active listing—and it tells you exactly what Stonemill is:

A neighborhood where you can “buy in” at the lower end and still be surrounded by higher-end homes.

The pending home is described as more of a spec-style build (not heavy custom), with simpler finishes—more basic counters, fewer premium upgrades, and a more straightforward layout.

Sold Homes: The Last 60 Days

When filtering the recent period, Stonemill Farms shows only two closed sales in the last ~60 days.

Recent Closed Sales (Last 60 Days)

• Roughly in the $600,000 range
• One example around $690,000
  • About 4,000 sq ft
  • Built around 2008
  • A recognizable “spec-built” style (like many PY-built models), often featuring:
    • two-story great room
    • open layout
    • formal dining / formal living rooms (common for that era)

So despite Stonemill being a larger neighborhood, the theme is similar to other Woodbury areas right now:

There simply isn’t a lot of inventory moving at once.

The Bigger View: 180-Day Trends + Interest Rates

Zooming out to the last ~180 days, Stonemill Farms has been seeing sales roughly between:

• $570,000 up to $900,000+
• Higher prices generally signal pure custom builds
• Lower-to-mid range tends to be spec-built homes (still nice—just fewer custom features)

This update also notes the market shifting as interest rates drop to around 5.9%, which tends to increase buyer activity and competition—especially in neighborhoods where buyers can still find value at the lower end.

Why Prices Vary So Much Inside Stonemill Farms

Stonemill Farms includes:

• Townhomes
• Mostly single-family homes
• A mix from spec-built to fully custom luxury

That’s why you can see:

• a $1.1M+ custom home with luxury finishes and premium design choices
• and a $558K spec home that’s more “run-of-the-mill” in layout (smaller island, simpler kitchen configuration, fewer high-end touches)

A simple way to think about it:

Same neighborhood. Different builders. Different tiers of home.

Luxury Buyers: Comparing Stonemill to Nearby Land + Acreage Options

Once buyers push into the $900K–$1.3M range, they start comparing Stonemill Farms to places where a million dollars buys something different, such as:

• Afton / Afton Alps area (river, boating lifestyle, scenery)
• Cottage Grove (often more land or more house for the money)
• Lake Elmo / Bayport / Stillwater area (more acreage options)
• Even parts of Hudson and western Wisconsin depending on commute preferences

One key insight from the discussion: in higher price tiers, buyers have more choices and may ask:

• “Do I want a premium neighborhood in Woodbury near shopping and Target?”
• “Or do I want acreage, riverfront, or a more private lifestyle for similar money?”

Riverfront and lakefront properties also stand out because there’s only so much shoreline available, and scarcity drives pricing.

Location Anchors: East Ridge + Woodbury Convenience

Stonemill’s location keeps it attractive because it’s still:

• close to retail and shopping
• near key roads
• near East Ridge High School
• and positioned among multiple popular neighborhoods that buyers recognize

Bottom Line

Stonemill Farms is one of Woodbury’s most versatile neighborhoods because it lets buyers enter at different levels:

• Entry-to-mid range: spec-built homes in the $500s–$700s
• Upper range: custom homes pushing $900K+
• Luxury tier: occasional listings around $1.1M–$1.3M+ when true custom builds hit the market

Right now, inventory is still tight, but the neighborhood continues to attract buyers because it offers:

• pools and community amenities
• a strong Woodbury location
• and a mix of home styles for different budgets

Want a personalized list of what’s available in Woodbury right now?

If you’re looking to buy or sell in Stonemill Farms or anywhere in Woodbury, reach out and I can pull a custom search based on your budget, school preferences, and the features you care about most.

<p>The post Stonemill Farms, Woodbury MN: February 2026 Market Update (Active, Pending, Sold + Price Ranges) first appeared on Woodbury Real Estate Group.</p>

Inventory is extremely tight — and the neighborhood still commands premium pricing.

In this post, I’m breaking down what’s currently active, what’s pending, what has sold recently, and how Dancing Waters compares to nearby neighborhoods like Stonemill Farms, Bailey’s Arbor, and Wedgewood/Prestwick.

Where is Dancing Waters in Woodbury?

Dancing Waters sits on the east side of Woodbury and is often confused with nearby neighborhoods if you’re new to the area.

• Dancing Waters: known for higher-end builds and many custom homes
• Falling Waters: nearby neighborhood that people sometimes mix up with Dancing Waters
• Stonemill Farms: larger neighborhood nearby with a wide range of price points
• Bailey’s Arbor: popular for townhomes and more “cookie-cutter” style homes
• Wedgewood/Prestwick: older pockets of Woodbury ranging from mid-century homes to 1990s/2000s builds

The big point: Dancing Waters is one of Woodbury’s premier neighborhoods, and it shows up in pricing, demand, and the type of homes built there.

Current Listings in Dancing Waters (Active)

At the time of this market snapshot, there are two listings in Dancing Waters.

Listing #1: Active Under Inspection

• List price: about $995,000
• Days on market: about 31 days
• Higher-end feel and more custom features

Listing #2: Active

• List price: about $849,000
• Still very nice, but appears less custom compared to the other one (which can impact buyer preference)

This is a common thing I see in Dancing Waters: buyers aren’t just shopping price — they’re shopping finish quality, layout, upgrades, and “custom feel.”

Pending Homes: None

One interesting note from this snapshot:

Pending listings: 0

That doesn’t mean demand is gone — it usually points to very limited inventory and/or buyers being more selective at these price points.

What Sold Recently in Dancing Waters?

When looking at the early part of 2026, only one home closed recently in Dancing Waters during the window I reviewed.

Recent Closed Sale

• Sale price: about $705,000
• Days on market: about 81 days
• Corner lot style with garage placement that stood out

Even in one of Woodbury’s top neighborhoods, days on market can stretch depending on pricing strategy, condition, and what else buyers are comparing it to.

School District Factor: Stillwater vs. East Ridge

One question that comes up a lot is school boundaries.

Parts of the east side can fall into different school paths, and families may weigh drive time and where their kids’ friends live.

• Stillwater Area Schools: can be a longer commute depending on where you are
• East Ridge High School (South Washington County Schools): typically closer for many Woodbury/Cottage Grove areas

And here’s a little “people don’t realize this” fact that matters:

Some areas that feel like “Cottage Grove” still feed into East Ridge, especially in pockets north of key roads (depending on boundary lines).

So if school district is a priority, it’s worth checking each specific address—not just the neighborhood name.

Comparing Dancing Waters to Nearby Options

This is where buyers often get stuck (and where sellers should pay attention).

Dancing Waters vs. New Construction (2010+ / 2025 builds)

You can often get:

• newer cabinets/colors
• more modern finishes
• builder warranty
• lower “maintenance surprise” risk

But you may trade off:

• custom architecture
• premium details
• lot character
• the “executive home” vibe Dancing Waters is known for

In one comparison I looked at:

• a newer build might be around 2,800 sq ft
• Dancing Waters homes can be larger, often 3,400+ above grade, depending on the property

Dancing Waters vs. Bailey’s Arbor

Bailey’s Arbor is attractive for:

• townhome lifestyle
• convenience
• price point

But generally:

• more uniform builds
• fewer high-end custom finishes
• some homes feel more “production builder” than “custom”

Dancing Waters vs. Stonemill Farms

Stonemill Farms is bigger and has more variety, which can mean more options for buyers at different budgets.

Dancing Waters is smaller, and that scarcity can support higher pricing — but it also means there may be stretches where almost nothing is for sale.

The 180-Day Lookback: Only Four Sales

When I widened the view to about 180 days, Dancing Waters only showed four sold properties.

That’s the real headline:
There just isn’t much inventory.

Pricing tends to cluster roughly around:

• $650,000 to $780,000
  with standout properties pushing higher (I’ve sold homes there over $900,000, especially when features are unique—like specialty garages or extra recreational spaces).

What Sellers Should Be Asking Right Now

If you’re a seller, your best question is:

Why do buyers choose Dancing Waters — and what are they comparing it to?

Is it:

• the custom build quality?
• proximity to retail/shopping?
• layout and features?
• lot style?
• neighborhood reputation?

Because buyers are absolutely cross-shopping:

• Stonemill Farms
• Wedgewood/Prestwick
• Bailey’s Arbor
• newer subdivisions
• and even nearby areas like Cottage Grove or Afton depending on budget

Bottom Line

Dancing Waters remains one of Woodbury’s premier neighborhoods, but the market right now is defined by one thing:

Low inventory + selective buyers = strategy matters

If you’re buying, you have options across Woodbury and nearby communities — but if you want Dancing Waters specifically, you may need to be ready to move when the right one hits.

If you’re selling, the goal is to position your home so buyers clearly see why it wins against:

• newer construction with warranties
• nearby neighborhoods with lower prices
• and homes with more modern finishes

<p>The post Dancing Waters, Woodbury MN: What’s for Sale, What’s Selling, and Why It Matters (March 2026) first appeared on Woodbury Real Estate Group.</p>