09/14/2026
Market watch Monday!
Thus far it has been a back and forth kind of Fall market.
-New Listings moved 75%
-Coming Soon 41%
-Closed Transactions 33%
-Price Reductions 18%
Those are significant swings. The more important questions are: in which direction did they move, what are they telling us, and where might the market pendulum ultimately come to rest?
New Listings surged 75% week over week, from 536 to 938, bringing the combined total over the past two weeks to 1,474. This is remarkably close to the 1,500 New Listings we saw during the comparable two-week period surrounding Labor Day last year and confirms the anticipated Fall influx of new inventory.
Buyer activity, however, did not keep pace with the increase in listings. Pendings improved a modest 8%, from 188 to 203, while Active/Under Contract fell 12%, from 341 to 301. The combination of rising New Listings and softer future-closing indicators means inventory continues to build, creating more choices for buyers and more competition among sellers.
Coming Soon added another 222 properties preparing to enter the market, although that number represented a significant 41% decline from the 377 posted the previous week.
Price Reductions moved sharply in the other direction, jumping 18% to 563 and moving back above the 500 mark after a brief reprieve in the high 400s. This reinforces what the market has been telling sellers throughout the year: pricing, condition, presentation, and perceived value matter.
Closed Transactions experienced the week's largest concern, falling 33% to 387, the lowest weekly total since early in the year. Back to Active offered a small bright spot, improving from 129 to 123, although it remains elevated and continues to warrant attention.
For buyers willing to remain engaged, the Fall market is creating opportunity. Higher inventory means more choices. Fewer competing buyers can mean greater negotiating leverage. Price adjustments create additional possibilities, and sellers may be increasingly willing to consider favorable terms, including inspections and seller concessions.
And what about higher interest rates? While certainly not an advantage by themselves, higher rates can reduce the number of buyers willing or able to compete. For buyers who can comfortably manage today's payment, that may create an opportunity to negotiate a better price and more favorable terms than might be available in a more competitive market. Rates may change; the price paid for the property does not. The decision, however, must make financial sense for the buyer today and not depend upon what interest rates might do tomorrow.
For sellers, strategy has become even more important. In an environment of increasing inventory, the goal is to become the home of choice. The same three determining factors remain at play: price, presentation, and condition. Buyers are placing greater emphasis on all three and will act when these factors align with their perception of value.
If you are thinking of buying or selling then email us to discuss strategy as it is key at [email protected] or PM us Sandy Gardner Brill, Emily Miller & Mike Gardner.
