WASHBURN | 2025 MARKET SNAPSHOP

OVERALL PRICING	Average Sold Price	$344,826
	Median Sold Price	$284,900
MARKET SPEED	Market Speed Average Days on Market (DOM)	55
	Median Days on Market (DOM)	17
	Sold in 7 Days or Less	33.3%
	Sold in 90+ Days	15.6%
	Sold in 180+ Days	6.7%
METHOD OF PAYMENT	Cash	44.4%
	Conventional	42.2%
	Other	6.7%
	FHA	2.2%
	VA	2.2%
	Construction/Rehab	2.2%
PRICE DISTRIBUTION	Under $100,000	4 (8.9%)
	$100,000–$150,000	1 (2.2%)
	$150,000–$250,000	12 (26.7%)
	$250,000–$400,000	18 (40.0%)
	Over $400,000	10 (22.2%)

Washburn’s 2025 sales data shows a market defined by two realities at once: strong pricing power—especially on waterfront—and buyers who were willing to move quickly only when a listing felt undeniably “right.” Across 45 closed sales, the average sold price was $344,826 while the median was $284,900, revealing a market where high-end transactions lifted the overall average, but the typical sale remained in the high-$200s.

Washburn could be defined as a two-speed market: urgency for the right homes, patience for the rest. The clearest tell is the split between median DOM (17) and average DOM (55.1). Roughly one-third of homes sold in a week or less, yet a meaningful tail lingered: 15.6% lasted 90+ days, and 6.7% ran 180+ days. That’s not a weak market—it’s a selective one. Buyers showed they’d act fast when price/condition/location aligned, but they were perfectly comfortable waiting out listings they felt didn’t justify the asking price. Pricing and presentation created velocity.

Cash was a dominant force. Nearly 44.4% of closings were cash, with 42.2% conventional. With nearly half of Wasburn’s 2025 home sales completed in cash, competitive offers, i.e. “clean” offers—ones with strong deposits, few to no contingencies—were critical for Buyer success. 

The largest share of sales sat in $250k–$400k (40%), with 22.2% above $400k—a higher-end tilt relative to many small markets. This reinforces that Washburn’s demand wasn’t confined to entry-level stock; buyers were actively competing for quality, size, setting, and lifestyle. Washburn’s “middle” in 2025 reflects a market where buyers are looking to level-up rather than start a home-owning journey. 

Waterfront property didn’t just sell at a higher price—waterfront property’s a completely different market..  The biggest signal in the file is the waterfront $/SF premium: +$148.51/SF (average) and +$99.66/SF (median) over non-waterfront.

That is a substantial separation—suggesting that in 2025, waterfront value wasn’t speculative or vague; it was measurable and consistently paid. But it came with a nuance: waterfront took longer, with a 47.5 median DOM versus 14 for non-waterfront.

In 2025, waterfront buyers paid up—then took their time to make sure it was the right one. That median gap is the tell: the premium isn’t just one splashy sale—it’s embedded in the typical waterfront transaction (within this sample). Translation: waterfront remained its own pricing tier in 2025, and buyers continued to pay for scarcity.

TAKEAWAYS 

1. Properly-positioned listings (condition, location, pricing) sold quickly and near list.

2. The tougher inventory accumulated time—dragging the average DOM up and creating the impression of a slower market than most sellers actually experienced.

If 2025 is a guide, Washburn will continue to behave like a market where great listings create urgency and everything else must earn attention. Sellers will win by treating price and presentation as one combined strategy—especially on waterfront, where the premium is real but the buyer is careful.

Ashland, Wisconsin Real Estate Sales: September 2025

Twelve single family homes sold last month in Ashland. Down from last month’s peak monthly sales of 17, September sales still represent the year’s second highest sales total. 

Prices ranged from $36,000 for a small one bedroom, one bath home on 16th Ave E to $260,000 for a 15 acre homestead just south of town on Beaser Ave. 

The city’s average sale price last month, approximately $165,000, marks the lowest average sale price in five months now. ADD DETAIL ABOUT YEARLY AVERAGE

Two of the twelve homes—514 W 9th Ave and 914 2nd Ave W—sold above asking. They were on the market 5 and 3 days respectively, which is way less than the month’s median of 21 days. 

The city’s highest priced sale of month among homes on the grid, a home on the corner of 7th Street and 9th Ave W, a home initially listed for $285,000, sat on the market for 105 days before selling for $250,000. It’s a pretty house. Beautiful woodwork and tiling, five bedrooms, two baths, an attached two car garage. although not historic itself, it’s a great home a block away from Ashland’s historic MacArthur and Chapple avenues.

For just a little less, a home on 16th Ave W sold for $139,000. This clean, solid home  on .62 acres is a great find for someone wanting a pinch of privacy as well as proximity to a city’s amenities. 

Otherwise, two homes on Front Street E—a small street running only five city blocks—sold last month. Which is kind of crazy. Prior to these two sales, only four homes on the street had sold in the last ten years. 

Commercially, the Stagecoach Bar on Main Street E changed ownership. After some unfortunate events, the bar was listed for sale in August of 2024 for approximately $250,000. It sold for $175,000. 

The only land to sell last month was out in Moquah, a 32 acre spread ion County G. This land is gorgeous; there’s a great balance of pasture and woods, a copse of cedars near a creek and enough ostrich ferns to drown in. But, and this a a big but, the property has buried pipeline running throughout. Which is why is sat on the market for as long as it did. 

No multi-family properties sold last month. 

Ashland, Wisconsin Real Estate Sales: September 2025

BAYFIELD, WISCONSIN REAL ESTATE SALES: SEPTEMBER 2025.

Active September for real estate sales around Bayfield. 

Outside of town, a 2 bed, 3 bath cabin tucked in the trees off 13 near Turner Rd sold in six quick days for $463,000. It’s a pristine cabin replete with wood paneling, one that could use a few aesthetic updates, but if its purpose is simply that of a cabin, who cares. On nearly 8 acres, this could be a sweet little homestead. 

In Brickyard Creek, two more homes sold. One for $385,000 and another for $465,000. Brickyard Creek’s popularity cannot be understated--it’s downright competitive. Homes for sale there do not stay on the market for long; and they often sell above list price. Both of the properties that closed last month sold quickly and above sellers’ asking price. And both sold for cash. 

In town, three single family homes plus a condo sold. 

On the bend coming into town, 240 6th St S sold for $425,000. Great view, but nearly every car coming into and through Bayfield drives past the front of this home. This home was purchased in 2021 for $342,309. That’s a 19% increase. 

On S 4th St, a gorgeous home tucked in a copse of trees sold for $550,000. Between Rittenhouse and Manypenny, it’s situated so cleanly. From either street, the home’s discreet; and the surrounding trees buffer the home nicely from some of the city’s ambient noise. 

Only one other home in the city limits has sold for more this year: 129 N 1st St. 

Which also sold last month. N 1st has some of the best lake views in the city. This one does as well. It’s a great home. So many touches of warmth. A menagerie of interior styles, but good balance of colors and textures. And did I mention the view’s phenomenal. 

Also in town, a condo on N 2nd St. sold for $262,500. 

Landwise, a couple of golf course lots on Eagle Run sold. As well, a half acre on N 6th St sold for $40,000. Finally, in Brickyard, 1.6 acres on Creek Trail sold for $65,000. 

BAYFIELD, WISCONSIN REAL ESTATE SALES: SEPTEMBER 2025