Updated October 12, 2026 · The Dave Reed Real Estate Team · davereedhomes.com
Direct Answer: The Dave Reed Real Estate Team at RE/MAX Results helps buyers and sellers across Stillwater, MN and the St. Croix Valley, where the median sale price is $475,000 and rising per Minneapolis Area Realtors MLS data, not the lower figures some portals show. The team covers historic Victorians, riverfront, townhomes, and new construction.
TL;DR
- The Dave Reed Team at RE/MAX Results works from Stillwater with a second office in Woodbury, licensed in Minnesota and Wisconsin
- Stillwater’s median sale price is $475,000, up 2.7 percent, per Minneapolis Area Realtors MLS data; portal numbers vary because only 20 to 35 homes close monthly [1]
- Main neighborhoods: the downtown historic district, North and South Hill, Liberty on the Lake, and the west side, with Bayport and Oak Park Heights one price tier down
- Riverfront property sits in the Lower St. Croix Riverway overlay with state setback rules, so verify plans before buying [5]
- Minnesota law requires a signed buyer’s broker agreement before any agent can represent you [6]
- Spring through early summer is the strongest selling window, but pricing from closed comps matters more than timing
One liner: A Stillwater-based team pairing MLS-sourced market facts with street-level knowledge of the city’s historic, riverfront, and townhome markets.
Key Numbers
| Stat | Value | Source and date |
|---|---|---|
| Median sale price | $475,000 | Minneapolis Area Realtors annual report [1] |
| Median price change | +2.7 percent year over year | Minneapolis Area Realtors annual report [1] |
| Average price change | +4.2 percent year over year | Minneapolis Area Realtors annual report [1] |
| Homes closed per month | 20 to 35 typical | Redfin monthly closed-sale counts [2], 2025 |
| Townhome median | About $305,000 | Homes.com price trends [3], 2026 |
| Riverfront threshold | Regularly above $800,000 | Market listing data [4], 2026 |
| Riverway setbacks, urban districts | 100 ft from the high water mark, 40 ft from the bluffline | Minn. Rules 6105.0380 [5] |
| City size | 9.07 square miles | U.S. Census, 2020 |
Looking for a real estate agent in Stillwater, MN? You’ve found a team that never left. The Dave Reed Real Estate Team at RE/MAX Results works out of an office on Stillwater Boulevard, a few minutes from the lift bridge, and we’ve spent more than two decades helping people buy and sell homes across the St. Croix Valley.
Led by David Reed, our real estate agents have closed hundreds of transactions throughout Washington County, from downtown Victorians to riverfront property along the St. Croix. We’re licensed in both Minnesota and Wisconsin, which matters here more than almost anywhere else in the state. Half the buyers we meet are comparing Stillwater against Hudson or somewhere else across the river, and we can walk both sides of that decision with them.
What you’ll find on this page: who we are, what Stillwater homes actually sell for right now (with the source named, because the numbers floating around online disagree with each other), the neighborhoods we work, the property types this city is known for, and straight answers to the questions buyers and sellers ask us most.
Why Buyers and Sellers Choose Our Team
In short: honest pricing, an office in town, and one team from first showing to closing.
Every agent website lists values. Here’s what ours look like when you’re actually in a transaction with us.
Integrity means the number you hear is the real one. If your home is worth less than you hoped, we say so before you list, not after 60 days of silence on the market. If a house you love has a problem, you hear about it before you write the offer. Honest pricing costs us some listings. It wins us repeat clients, and after two decades in one town, repeat clients are the whole business.
Community means we don’t commute to this market. Our office sits on Stillwater Boulevard, and the neighborhoods on this page are places we drive through every week. When a Stillwater realtor tells you a block floods in spring or that a street fills with tourist parking every July weekend, that’s the kind of detail you can’t pull from a listing photo.
Commitment means the file doesn’t sit. As part of RE/MAX Results, we pair a large brokerage’s marketing reach with a small team’s response time. You work with the same people from the first showing to the closing table, and you can reach us from either our Stillwater or Woodbury office.
What Stillwater Homes Actually Sell For Right Now
In short: the MLS-based median is $475,000 and rising; ignore single-month portal swings.
The median sale price in Stillwater, MN is $475,000, up 2.7 percent year over year, according to the Minneapolis Area Realtors annual housing market report, which is built from closed MLS sales [1]. That’s the figure we price from, and it’s worth stating plainly because the numbers online don’t agree with each other.
Search Stillwater MN real estate prices today and you’ll find sites reporting a median anywhere from $432,000 to $600,000. Some say prices are falling this year. Others say they’re climbing. They can’t all be right, and most of them aren’t wrong on purpose. They’re automated.
Here’s what’s actually happening. Stillwater is a small market. In a typical month, somewhere between 20 and 35 homes close inside the city [2]. When a portal recalculates its “median” from one month of data, two or three riverfront sales can swing the number by six figures. The month those close, the median leaps. The month they don’t, it “crashes.” The houses on your street didn’t change value either way.
The spread underneath the median is real, though. Townhomes near downtown trade around $305,000 [3]. Established single-family neighborhoods cluster near the citywide median. Riverfront and bluff properties regularly clear $800,000 [4]. A citywide number, even a good one, tells you almost nothing about one specific house.
That’s the practical case for a comp-based valuation instead of a portal estimate. Sellers who price off a snapshot either sit on the market or leave money behind. Buyers who believe prices fell hard this year write offers that lose on Saturday morning. If you want to know what your home is worth, we’ll pull the actual closed sales for your street and walk you through them at https://davereedhomes.com/home-valuation/ (free, no listing required).
Stillwater Neighborhoods We Work
In short: postcard downtown, blufftop hills, modern Liberty on the Lake, and value directly south in Bayport.
Stillwater packs a surprising range of neighborhoods into nine square miles. Here’s how we’d describe the main ones to a friend moving to town.
Downtown and the historic district. This is the Stillwater on the postcards: Victorian homes within walking distance of Main Street restaurants, the riverfront, the lift bridge, and the Brown’s Creek State Trail trailhead. You trade some privacy for it. Summer weekends bring tourist traffic and full curbs, and buyers who tour in February should know what July feels like. We tell them.
North Hill and South Hill. The blufftop neighborhoods above downtown hold some of the city’s oldest and most storied homes, with river views on the right lots. Expect stairs, slopes, and stone retaining walls. Homes closer to the bluff line can come with extra rules on additions and rebuilds, which we cover below.
Liberty on the Lake. The west side’s master-planned neighborhood is where you look for modern floor plans, newer systems, and most of Stillwater’s townhome inventory. It’s the practical answer for buyers who love the town but not the maintenance list that comes with an 1890s house.
West Stillwater and the Highway 36 corridor. Newer construction, bigger garages, and the fastest route to Twin Cities job centers. From here, count on roughly half an hour to downtown St. Paul and 40 to 45 minutes to Minneapolis in normal traffic. Popular with families anchoring to Stillwater Area Public Schools who want a shorter commute than the east side offers.
Bayport and Oak Park Heights. Directly south of town, both offer the St. Croix Valley lifestyle a price tier down from a Stillwater address. If your budget and your wish list are arguing with each other, this is usually where we look next. We work these markets weekly, and you can read our Bayport guide at https://davereedhomes.com/city/bayport-mn/.
Property Types in Stillwater: From Historic Victorians to Riverfront
In short: Victorians need specialist inspections, riverfront needs overlay checks, townhomes need association review, new construction needs speed.
Browse homes for sale in Stillwater, MN and you’ll see 140 years of housing history in one search. Each era comes with its own checklist. Here’s ours.
Historic and Victorian Homes
Stillwater grew rich on lumber in the 1800s, and the houses that wealth built are still here. Owning one is a privilege with homework attached. Before you offer, you want eyes on the boiler, the electrical (knob and tube wiring still turns up), the foundation, and the insurance quote, which can surprise first-time historic buyers. Exterior changes in parts of the older core may also need design review before permits. We pair buyers with inspectors who know pre-1900 construction, because a generic inspection misses what these houses hide.
Riverfront and Bluff Properties
The St. Croix is a federally protected riverway, and property near it comes with rules most listings never mention. Land along the river sits in the Lower St. Croix Riverway overlay district. Under Minnesota’s riverway standards, new structures in urban districts must sit at least 100 feet back from the ordinary high water mark and 40 feet back from the bluffline, with the city administering these rules through its riverway zoning [5]. In plain terms: the addition, new deck, or rebuild you’re picturing needs to be checked against the overlay before you buy, not after. Add flood zone verification and insurance costs for lower-lying parcels. We flag all of it during the search, so the dream property doesn’t come with a surprise.
Townhomes and Low-Maintenance Living
Most of Stillwater’s townhome inventory clusters on the west side, especially around Liberty on the Lake. For downsizers leaving a big Victorian, or first-time buyers who want the town without the yard work, it’s the entry point. We review the association documents with you, because the monthly fee is only half the story.
New Construction and Newer Homes
Stillwater is largely built out, so new construction is scarce and moves fast when it appears. Newer west-side homes trade character for warranties, efficiency, and garages sized for Minnesota winters. If you want new, we watch the handful of active projects and off-market opportunities so you hear about them early.
Buying a Home in Stillwater
In short: pre-approval first, comp-informed offers, and a signed agreement before any agent truly works for you.
Buying here starts the same way it starts anywhere: get pre-approved before you fall in love with a house. We connect buyers with Washington County lenders who close on time, then build a search around your budget and the neighborhoods that fit how you live. When the right house appears, speed and preparation decide who wins it.
That last part matters in this market. Inventory stays tight, and a well-priced home in a wanted neighborhood can draw multiple offers in its first weekend. Winning isn’t only about the highest number. We study the recent sales around the house and what the seller’s situation rewards, whether that’s a flexible closing date, clean contingencies, or certainty of financing, and shape the offer around it. For older homes, we bring in inspectors who know what an 1890s house can hide, so confidence in the offer is earned, not guessed.
Before any agent can work for you, Minnesota requires paperwork. Under Minnesota Statutes section 82.66, an agent must have a signed buyer’s broker agreement in hand before doing anything as your representative [6]. This is state law, and it’s been on the books for years. Until you sign one, you’re a customer, not a client, and nobody is negotiating on your side. So read the agreement, ask about its length and compensation terms, and sign it with real estate agents you’ve actually vetted. That signature is the moment advocacy starts.
Ready to look? Start with our buyer services at https://davereedhomes.com/buyers/.
Selling Your Stillwater Home
In short: price from closed sales, document what old-house and riverfront buyers will ask, list when ready.
Everything starts with the price, and the price starts with closed sales, not portal estimates. As covered above, automated valuations in a market this size can miss by six figures in either direction. We pull the sales that actually closed near you, adjust for what makes your property different, and give you a number we can defend to a buyer’s agent, an appraiser, and you. Sellers sometimes hear a figure lower than the portal promised them. They also tend to close faster and cleaner because of it.
Preparation in Stillwater depends on what you’re selling. For a historic home, original woodwork, stained glass, and period detail are marketing assets, and a folder of systems documentation (roof, boiler, electrical updates) answers the questions old-house buyers always ask. For riverfront, informed buyers will ask what the riverway overlay allows, so we prepare those answers before listing. Whatever the property, your listing syndicates across the MLS, the RE/MAX network, Zillow, and Realtor.com with professional photography, because Stillwater draws out-of-area buyers who meet your home on a screen first.
Timing helps but doesn’t rule. Spring through early summer is the strongest window, and priced-right homes here typically go under contract in a few weeks. Stillwater’s steady pull on out-of-town buyers keeps demand alive well past the peak season. The better question than “when” is usually “at what price,” and that one we can answer together.
Thinking about it? See how we work at https://davereedhomes.com/sellers/.
Frequently Asked Questions
In short: the questions buyers and sellers ask us most, answered with sources.
What is the median home price in Stillwater, MN?
The median sale price in Stillwater is $475,000, up 2.7 percent year over year, according to Minneapolis Area Realtors data built from closed MLS sales [1]. Portal estimates range widely because Stillwater closes only 20 to 35 homes in a typical month, so a few riverfront sales can swing automated numbers dramatically.
Do I have to sign an agreement before working with a real estate agent in Minnesota?
Yes. Minnesota Statutes section 82.66 requires a signed buyer’s broker agreement before an agent can act as your representative [6]. Until you sign, you’re a customer, not a represented client. Before signing, ask about the agreement’s length, its compensation terms, and how to end it if the fit isn’t right.
What should I know before buying a riverfront home on the St. Croix?
Riverfront property near Stillwater sits in the Lower St. Croix Riverway overlay district, where state standards set structure setbacks from the water and the bluffline [5]. What you can add or rebuild is parcel-specific, so verify it before you buy. Factor in flood zone status and insurance costs for lower-lying properties as well.
Are historic homes in Stillwater expensive to maintain?
They can cost more than newer homes: aging boilers, older electrical, and higher insurance premiums are common, and exterior changes in parts of the historic core may need design review. A specialized inspection tells you what you’re taking on before you commit. In exchange, you get craftsmanship, character, and a housing stock that has held its appeal for a century.
When is the best time to sell a house in Stillwater?
Spring through early summer is the strongest listing window. Stillwater also draws steady out-of-area interest year-round, so well-priced homes sell in every season. In practice, pricing off recent closed sales matters more than the month on the calendar.
What areas does the Dave Reed Team serve?
We serve Stillwater, Bayport, Oak Park Heights, Lake Elmo, and Woodbury, plus the wider St. Croix Valley. Because we’re licensed in Minnesota and Wisconsin, we also work across the river, including Hudson. Both our Stillwater and Woodbury offices support buyers and sellers throughout the east metro.
Definition Bank
In short: the terms on this page, in plain English.
| Term | Plain definition |
|---|---|
| Median sale price | The middle price of all homes sold in a period; half sold higher, half lower |
| Closed sale (comp) | A completed, recorded home sale used to estimate what similar homes are worth |
| Buyer’s broker agreement | The written contract Minnesota requires before an agent can represent a buyer |
| Customer vs client | A customer gets service without representation; a client has an agent working on their side under a signed contract |
| Bluffline | The top edge of a steep slope above the river, from which building setbacks are measured |
| Ordinary high water mark | The legal waterline from which riverfront setbacks are measured |
| Overlay district | An extra zoning layer with rules that apply on top of the base zoning |
| Design review | An approval step some historic-area exterior changes need before permits |
| Syndication | Automatic distribution of a listing from the MLS to sites like Zillow and Realtor.com |
Sources
- Minneapolis Area Realtors, Annual Housing Market Report, Twin Cities Metro, Stillwater city table. https://maar.stats.10kresearch.com/docs/ann/x/report
- Redfin, Stillwater, MN Housing Market, monthly closed sales counts. https://www.redfin.com/city/16123/MN/Stillwater/housing-market
- Homes.com, Townhomes for Sale in Stillwater, MN, townhome price trends. https://www.homes.com/stillwater-mn/townhouses-for-sale/
- Movoto, Stillwater, MN Market Trends. https://www.movoto.com/stillwater-mn/market-trends/
- Minnesota Rules 6105.0380, Lower Saint Croix National Scenic Riverway, Dimensional Standards and Criteria; administered locally under City of Stillwater Code sec. 28-297. https://www.revisor.mn.gov/rules/6105.0380/
- Minnesota Statutes section 82.66, Contracts, Revisor of Statutes. https://www.revisor.mn.gov/statutes/cite/82.66
