What Your Budget Buys in Panorama Ridge Right Now

Panorama Ridge runs from a $534,879 condo at the low end to a $5,999,000 house at the top. That spread covers 115 active listings, and your budget lands you in a fairly specific slice of it. The median list price sits at $1,649,900. Detached houses dominate at 84 listings, roughly 73 percent of the market, with a median of $1,784,000. Townhouses are the smaller share, 18 of them, median $819,500. Only one condo is listed. So the number you bring shapes the kind of home you tour, not just the size. Under a million puts you toward townhouses and smaller detached stock. Past $1. 5 million opens the bulk of the houses.

Start at the bottom band and only three listings sit between $500K and $750K, which is why the search feels tight down there. Move up to $750K to $1M and choice widens to 15, roughly the range where three-bedroom homes carry a median of $984,350. The $1M to $1. 5M band holds 26 listings, and four-bedroom homes land here with a median of $1,274,450. Then the market opens up. The $1. 5M to $2. 5M band is the deepest by far at 46 listings, more than any other slice, so this is where you have the most to compare and the most leverage to walk away. Six-bedroom homes run a median of $1,549,950, which fits inside that band, while five-bedroom homes push higher at $1,999,500. Above $2. 5M, 25 listings remain in play. Every step up trades a smaller pool for larger homes and more bedrooms. The widest choice is squarely in the middle. Know your band before you tour.

Pull the 27 listings that came onto the market in the last 30 days first. Book showings in your band and one band above it. The 46 listings between $1. 5M and $2. 5M give you room to compare floor plans, lot size, and the median 3,094 square feet against homes built around 1999. Bring your financing letter before you tour anything. If townhouses fit your number, ask about the median strata fee of $401 up front. Then narrow fast and make a serious offer.