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November 2025 Mohave County Market Analysis: Statistical Deep Dive
- valeriesellsmohave
- 2 days ago
- 12 min read
Professional Market Report | November 2025 Valerie Collins, Real Estate, Mohave County Specialist | Torreon Realty
Executive Summary: Market Performance Snapshot
October 2025 delivered robust transaction activity across Mohave County's three primary residential markets, with 161 residential sales and 99 land transactions demonstrating sustained demand despite traditional autumn seasonal softening. Current market indicators suggest buyer-favorable conditions with 7.6-8.7 months of inventory across all three communities.
Key October Metrics:
Total Residential Sales: 161 transactions
Total Land Sales: 99 parcels (38% of all transactions)
Combined Active Inventory: 1,277 listings
Median Price Range: $225,000 - $249,000
Market Absorption Rate: 7.6-8.7 months (buyer-favorable)
Median Market Time: 34-50 days (varies by community)
Understanding the Data: Methodology & Limitations
Statistical Approach
This analysis uses median values rather than averages to provide more representative market indicators. Medians eliminate distortion from extreme outliers (luxury properties or distressed sales), offering clearer insight into typical transaction characteristics.
What "Median" Means: If 66 homes sold in Bullhead City, the median sold price represents the middle transaction - 32 homes sold for more, 33 sold for less. This provides more reliable guidance than an average, which could be skewed by a single multi-million dollar property or foreclosure sale.
Data Limitations & Clarifications
Important Context:
Median List Price = Current active listings (properties not yet sold)
Median Sold Price = October completed transactions (already closed)
These measure different property sets and cannot be directly compared as "negotiation gaps"
All data sourced from MLS; information deemed reliable but not guaranteed
Small sample sizes (particularly Golden Valley's 15 sales) limit statistical confidence
Geographic boundaries as defined by MLS districts
Land sales reported separately from residential
Market #1: Kingman - County Seat Stability
Core Statistics
Professional Analysis
Transaction Volume Leadership: Kingman captured 49.7% of Mohave County's October residential sales (80 of 161 total), reflecting its position as the county's employment and commercial center. This volume provides statistically meaningful data for market assessment.
Pricing Position: The $249,000 median sold price positions Kingman as the premium market among the three communities, commanding a $24,000 premium over Golden Valley and $24,000 over Bullhead City. This premium reflects infrastructure access, employment proximity, and established community amenities.
Absorption Rate Analysis - 7.6 Months: 605 active listings ÷ 80 monthly sales = 7.6 months of inventory
Market Interpretation:
0-4 months: Seller's market (limited inventory, price pressure)
4-6 months: Balanced market (neutral conditions)
6+ months: Buyer's market (inventory surplus, negotiating leverage)
Kingman's 7.6-month inventory clearly positions it as a buyer-favorable market. Properties exist in sufficient volume to support selection and comparison shopping, while sellers face competition requiring strategic pricing and property presentation.
Market Time Efficiency: The 49-day median suggests properties priced within market parameters move within 6-8 weeks. This isn't a "hot" market requiring instant decisions, but it's not stagnant either - competitively priced properties in desirable locations continue attracting buyer interest.
Inventory Composition: The $274,500 median list price for active inventory compared to $249,000 median sold price reveals that current listings skew toward higher price points than properties that successfully transacted in October. This suggests:
Properties in the $200K-$250K range move more efficiently
Higher-priced inventory accumulates when priced above buyer willingness
Strategic pricing opportunity exists in the $240K-$260K sweet spot
Land Market Activity: 42 land parcels sold represents 34% of total Kingman transactions (42 land + 80 residential = 122 total). This robust land activity indicates:
Builder/developer interest in new construction
Individual buyers seeking custom build opportunities
Investment positioning for future appreciation
Strategic Implications
For Buyers:
Selection advantage from 605 active listings
Time for thorough due diligence (49-day median market time)
Negotiating leverage from 7.6 months inventory
Focus on the $200K-$275K range where most activity occurs
For Sellers:
Competitive pricing essential among 605 competing properties
Professional staging/photography critical for differentiation
Price within 5% of recent comparables for optimal results
Properties over $275K face extended market times
Consider pre-inspection to address buyer concerns proactively
For Investors:
Land market showing strong activity (42 transactions)
Residential rental demand stable in county seat
Entry points available across price spectrum
Property management infrastructure well-established
Market #2: Bullhead City - Affordability with River Lifestyle
Core Statistics
Professional Analysis
Market Affordability Leader: Bullhead City's $225,000 median sold price represents Mohave County's most accessible entry point - $24,000 below Kingman and $14,750 below Golden Valley. This affordability, combined with Colorado River frontage and casino/entertainment amenities, positions Bullhead City for diverse buyer demographics: first-time buyers, retirees, and investors.
Transaction Volume - Strong Second Place: With 66 October sales, Bullhead City captured 41% of Mohave County residential transactions. This volume indicates sustained market engagement despite being 14 sales behind Kingman's pace.
Absorption Rate Analysis - 8.2 Months: 542 active listings ÷ 66 monthly sales = 8.2 months of inventory
At 8.2 months, Bullhead City shows the strongest buyer advantage among the three markets. This elevated inventory level creates substantial selection opportunity and positions buyers for effective negotiation. Sellers face meaningful competition requiring strategic pricing and compelling property presentation.
Critical Price Distribution Analysis:
The significant gap between median list price ($306,990) and median sold price ($225,000) requires careful interpretation:
What This Gap DOES NOT Mean: ❌ NOT a "negotiation gap" - these measure different property groups ❌ NOT indicating 26.7% average price reductions ❌ NOT suggesting all sellers accept offers $81,990 below asking
What This Gap ACTUALLY Indicates: ✅ Properties selling in October centered around $225K price point ✅ Current active listings skew toward higher price points ($307K median) ✅ Two-tier market: sub-$250K properties move efficiently, $300K+ inventory accumulates ✅ Buyer demand concentrates in affordable segment
Market Segmentation Evidence: This data reveals Bullhead City operates as a bifurcated market:
Active Segment ($200K-$275K): Properties move within 50 days, strong buyer interest, multiple transaction options
Stagnant Segment ($300K+): Extended market times, limited buyer pool, inventory accumulation
Market Time Consistency: The 50-day median closely parallels Kingman's 49-day pace, suggesting similar buyer behavior patterns across both communities despite their distinct character and amenities.
River Market Premium Question: The data suggests riverfront and river-view properties may be concentrated in the higher-priced, slower-moving inventory segment. Properties offering river access/views likely command premiums that reduce the buyer pool, requiring patient sellers willing to wait for qualified buyers who value these amenities at premium pricing.
Land Sales Context: 21 land parcels sold represents 24% of total Bullhead City transactions (21 land + 66 residential = 87 total). While less robust than Kingman's land activity, this indicates continued interest in future development and custom builds.
Strategic Implications
For Buyers:
Exceptional affordability at $225K median
Strongest negotiating position (8.2 months inventory)
Maximum selection from 542 active listings
Focus on sub-$275K range for quickest transactions
River-view properties available but expect premium pricing and extended searches
For Sellers:
Critical pricing insight: Properties priced under $275K move efficiently
Properties over $300K face substantial headwinds - extended market times, limited buyer pool
Competitive pricing within recent comparable sales essential
River access/views justify premiums but reduce buyer pool significantly
Consider that buyers gravitate strongly toward value positioning
For Investors:
Lowest acquisition cost enables better cash flow potential
Strong rental demand from casino/tourism employment
Vacation rental opportunities near river
Properties under $250K offer best liquidity for future exit
Be cautious with properties over $300K - limited buyer pool may complicate resale
Market #3: Golden Valley - Rural Efficiency
Core Statistics
Professional Analysis
Market Efficiency Champion: Golden Valley's 34-day median market time represents the fastest transaction pace in Mohave County - 31% faster than Kingman (49 days) and 32% faster than Bullhead City (50 days). This efficiency suggests precisely matched supply and demand: properties meeting buyer criteria move swiftly.
Pricing Precision Indicator: The minimal gap between median list price ($244,500) and median sold price ($239,750) - just 1.9% - demonstrates exceptional market pricing accuracy. Current active listings and recently sold properties cluster in similar price ranges, suggesting realistic seller expectations and efficient price discovery.
Small Market, Strong Activity: With 15 October residential sales, Golden Valley represents just 9.3% of Mohave County's transaction volume. However, this volume is appropriate for the rural market scale and indicates consistent buyer interest in acreage-based lifestyle properties.
Absorption Rate - 8.7 Months: 130 active listings ÷ 15 monthly sales = 8.7 months of inventory
Despite having the highest absorption rate (8.7 months), Golden Valley's 34-day market time paradox reveals important market dynamics:
Resolving the Paradox:
High absorption rate reflects lower transaction volume (mathematical artifact of small denominators)
Fast market time reflects motivated, qualified buyers making swift decisions
This is a niche market - properties matching buyer criteria sell quickly, others remain listed longer
Not all 130 listings appeal to the specific buyer seeking rural/acreage properties
Buyer Profile Insights: The 34-day market time with small transaction volume indicates:
Buyers know precisely what they want (acreage, privacy, mountain views)
When the right property appears, decisions happen quickly
Less "browsing" behavior - buyers are mission-focused
Properties meeting specific criteria don't linger on market
Land Sales Dominance - Critical Insight: 36 land parcels sold vs. 15 residential sales = Land represents 70.6% of Golden Valley transactions
This is the story of Golden Valley's market: Raw land outpaces improved property sales by 2.4:1. This indicates:
Strong demand for future building opportunities
Investors positioning for long-term appreciation
Custom build interest from buyers seeking specific configurations
Acreage accumulation by investors/ranchers
Golden Valley attracts those prioritizing land itself over existing structures
Mountain View & Privacy Premium: While data doesn't quantify it specifically, Golden Valley's rural character and mountain vistas likely drive the $239,750 median - $14,750 above Bullhead City despite lacking river frontage or casino amenities. Buyers pay premiums for space, privacy, and unobstructed desert views.
Strategic Implications
For Buyers:
Expect quick decision requirements (34-day median)
Properties matching criteria don't linger - decisiveness essential
Focus on must-have criteria (acreage size, utilities, access)
Consider land purchases for custom builds (robust market)
Mountain view properties command premiums but sell efficiently
For Sellers:
Price within 2-5% of recent comparables for quick sales
Highlight key rural benefits: acreage, privacy, views, utilities
Well/septic/power infrastructure adds significant value
Clear access and maintained roads essential
If property hasn't sold within 60 days, price adjustment likely needed
For Investors:
Land market exceptionally strong (36 sales vs. 15 residential)
Lower entry costs than improved properties
Hold strategy for future appreciation
Utility-improved land commands premiums
Target parcels 2-5 acres for broadest resale appeal
Cross-Market Comparative Analysis
Market Positioning Matrix
All Markets Show Buyer-Favorable Conditions
With absorption rates ranging 7.6-8.7 months (all exceeding the 6-month buyer's market threshold), October 2025 clearly favors buyers across all three communities:
Buyer Advantages:
Inventory exceeds monthly demand in all markets
Time for thorough due diligence and property comparison
Negotiating leverage from competitive conditions
Less pressure for instant decisions (except Golden Valley niche properties)
Multiple options within any price range
Seller Realities:
Competition from substantial active inventory
Strategic pricing essential (buyers have options)
Property preparation/staging critical for differentiation
Motivated sellers accepting reasonable offers
Extended market times for overpriced properties
Price Hierarchy & Value Propositions
Most Affordable: Bullhead City ($225K) - River lifestyle at lowest entry point Mid-Range: Golden Valley ($239.7K) - Rural acreage with privacy premium Premium: Kingman ($249K) - Urban convenience, employment, infrastructure
Price Spread: Just $24,000 separates lowest from highest median - remarkable affordability across the entire county.
Days on Market Interpretation
Fastest: Golden Valley (34 days) - Niche market, decisive buyers Moderate: Kingman & Bullhead City (49-50 days) - Similar buyer behavior patterns
All three markets show 5-7 week transaction timeframes for properly priced properties - this is a moderate-paced market that rewards preparation without requiring panic.
Land Market - The Hidden Story
Total Land Sales: 99 parcels Total Residential Sales: 161 properties Land = 38% of all Mohave County transactions
This substantial land activity indicates:
Future development potential/builder confidence
Investment positioning for longer-term appreciation
Custom build interest across all price points
Acreage accumulation strategies
Strong fundamentals supporting future growth
Land Sales Distribution:
Kingman: 42 parcels (42% of market)
Golden Valley: 36 parcels (70% of market!)
Bullhead City: 21 parcels (24% of market)
Inventory Concentration Analysis
Total Active Listings: 1,277 properties
Distribution:
Kingman: 605 listings (47% of inventory)
Bullhead City: 542 listings (42% of inventory)
Golden Valley: 130 listings (10% of inventory)
Sales Distribution:
Kingman: 80 sales (50% of volume)
Bullhead City: 66 sales (41% of volume)
Golden Valley: 15 sales (9% of volume)
Key Insight: Market share by inventory closely mirrors market share by sales - indicating balanced demand distribution across communities relative to listing availability.
November 2025 Outlook: Forward-Looking Analysis
Expected Market Trends
Seasonal Factors:
November typically shows 10-15% transaction volume decline
Holiday focus reduces active buyer engagement
Fewer new listings as sellers wait for spring
Serious buyers remain active (motivated transactions)
Continuing Patterns:
Buyer-favorable conditions persist (7-9 months inventory projected)
Properties priced within market parameters continue moving
Sub-$275K price points show strongest activity
Land sales should maintain robust pace
Quick market time for well-positioned properties
Market Predictions by Community
Kingman Forecast:
Expect 65-75 November sales (slight seasonal decline)
Inventory may decrease slightly as some sellers withdraw for holidays
Best opportunities in $225K-$275K range
Land sales remain active (builders operate year-round)
Bullhead City Forecast:
Expect 55-65 November sales
Sub-$250K properties continue efficient movement
Properties over $300K face continued headwinds
River properties may see seasonal slowdown as tourism reduces
Golden Valley Forecast:
Expect 12-15 November sales (consistent with market size)
Land sales may exceed residential (continuing trend)
Quick transactions for properties matching buyer criteria
Minimal seasonal impact (niche market operates independently)
Year-End Considerations
Tax Implications: Sellers considering year-end closings should initiate transactions by mid-November to ensure December closing potential.
Buyer Timing Advantage: Less competition in November-December can enable stronger negotiating positions and undivided seller/agent attention.
Inventory Refresh: January typically brings new listing surge as sellers execute New Year plans - current buyers avoid this increased competition.
Data-Driven Strategic Recommendations
If You're Buying in Mohave County
Universal Buyer Strategies:
Leverage Inventory Levels: 7-9 months absorption across all markets provides substantial negotiating power
Focus Market Selection:
Prioritize employment/schools → Kingman
Prioritize affordability/river → Bullhead City
Prioritize privacy/acreage → Golden Valley
Price Range Optimization:
Kingman: $225K-$275K (highest activity)
Bullhead City: $200K-$275K (efficient segment)
Golden Valley: $225K-$250K (main market)
Timeline Expectations:
Expect 40-55 day close timelines
Golden Valley may move faster (34 days) if criteria match
Budget 60-90 days for complete house hunting and closing process
Red Flags to Avoid:
Properties listed 90+ days without price adjustments (overpriced)
Significantly above median pricing without clear justification
Deferred maintenance requiring extensive repairs
Properties in Bullhead City over $300K (limited buyer pool, resale challenges)
If You're Selling in Mohave County
Universal Seller Strategies:
Pricing Excellence: The single most important decision
Price within 5% of recent comparable sales
Use median sold prices as anchors, not list prices
Accept that October's sold prices represent real market, not aspirations
Property Preparation:
Professional photography essential (you're competing with 130-605 other listings)
Address obvious maintenance/repair items proactively
Staging helps in competitive environments
Consider pre-inspection to address buyer concerns early
Market Time Expectations:
45-60 days to pending status is reasonable
75-90 days to closing (including contingencies)
If not pending within 60 days, price adjustment needed
Seasonal Timing:
List by mid-November for pre-holiday exposure
Or wait until January for spring market surge
Avoid late November/December listings (lowest buyer traffic)
Market-Specific Seller Advice:
Kingman Sellers:
Emphasize employment proximity, school access, county services
Target the active $225K-$275K buyer segment
Professional staging matters in high-inventory environment (605 competing listings)
Consider that properties over $275K face extended marketing
Bullhead City Sellers:
CRITICAL: Price competitively in sub-$275K range or face extended market times
Properties over $300K require exceptional river access/views to justify premium
Highlight river lifestyle, casino entertainment, Nevada proximity
Accept that buyer demand concentrates heavily in affordable segment
Don't overprice hoping for premium buyers - data shows they're scarce
Golden Valley Sellers:
Highlight acreage, mountain views, privacy benefits
Emphasize utilities (well/septic/power = premium value)
Clear access and maintained roads essential
Price within 2-5% of comparables for 34-day market time
If not selling quickly, reassess pricing immediately (this market moves fast when priced right)
If You're Investing in Mohave County
Investment Strategy Matrix:
Cash Flow Focus (Rental Income):
Best Market: Bullhead City ($225K entry, casino employment demand)
Target Properties: Sub-$250K range, maximum tenant pool
Expected Returns: 6-8% gross yields in stabilized properties
Risk Factor: Casino employment volatility
Appreciation Focus (Long-Term Hold):
Best Market: Kingman (county seat growth, employment diversity)
Target Properties: $225K-$275K range, established neighborhoods
Expected Returns: 3-5% annual appreciation (historical average)
Risk Factor: Economic dependency on government/mining employment
Land Banking (Future Development):
Best Market: Golden Valley (70% of transactions are land)
Target Properties: 2-5 acre parcels, utility access, reasonable topography
Expected Returns: 5-8% annual appreciation, potential subdivision premiums
Risk Factor: No income during hold period, carrying costs, infrastructure timing
Fix and Flip:
Best Market: Kingman (highest volume = best liquidity)
Target Properties: $175K-$225K purchase, $250K-$275K ARV
Expected Returns: 15-25% ROI on 90-120 day projects
Risk Factor: 7.6 month absorption = extended hold if mispriced
Key Investment Insights:
All three markets show buyer-favorable conditions = negotiating power
Sub-$275K properties demonstrate best liquidity across all markets
Land market exceptionally strong (99 October sales) = development confidence
34-50 day market times = reasonable exit strategies when priced correctly
Avoid properties over $300K unless exceptional circumstances (limited resale pool)
Professional Consultation: Why Local Expertise Matters
The Data Tells Part of the Story
While statistical analysis provides essential market framework, successful real estate transactions require deeper context:
What Data Shows:
Median prices and market times
Inventory levels and absorption rates
Transaction volumes and pricing trends
What Data Doesn't Show:
Neighborhood microclimates and desirability variations
Property-specific condition and improvement quality
Upcoming infrastructure projects affecting values
Seller motivation levels and negotiation flexibility
Lender appetite and financing availability shifts
Title issues, HOA complications, and transaction obstacles
Strategic Guidance Value
I provide clients with:
Pricing Strategy Development
Comparative market analysis using actual comparable properties (not just medians)
Adjustment recommendations based on property-specific factors
Timing optimization for listing/offer submissions
Market Timing Intelligence
Real-time inventory tracking beyond monthly statistics
Emerging buyer/seller behavior pattern recognition
Seasonal trend forecasting based on multi-year historical data
Negotiation Positioning
Seller motivation assessment from market time and pricing adjustments
Competitive offer strategy development
Inspection negotiation tactics based on current market leverage
Transaction Risk Mitigation
Title company selection and escrow management
Lender coordination and financing contingency protection
Inspection management and contractor coordination
Closing timeline management ensuring on-time completion
Your Next Steps
Whether you're:
Buying and need to identify optimal properties and negotiate effectively
Selling and require strategic pricing and marketing positioning
Investing and want to maximize returns while managing risk
Relocating to Mohave County and need comprehensive area guidance
I translate market data into actionable strategies tailored to your specific situation, timeline, and objectives.
Contact Information
Valerie Collins Real Estate Analytics Specialist Torreon Realty
📧 Email: ValerieSellsMohave@outlook.com
📱 Phone: (928) 279-4248 🌐 Website: ValerieMCollins.com
Service Areas: Kingman, Bullhead City, Golden Valley & Surrounding Mohave County Communities
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