| I’ve been telling people that this market isn’t like 2009-2012. It also isn’t like 2019-2022. It actually has elements of both. It is all markets at the same time. In fact, if you just glance at the numbers, you might think everything is fine. Maybe even improving a bit. But when you slow down and really look at it… there’s a bit of a tug-of-war happening in this market. What the data says (Feb 2025 → Feb 2026) -New listings down 5% -New under contract up 10% -Active inventory up 8% -Under contract inventory down 4% -Total inventory up 3% -Closings up 10% -Average price up 4% -Median price up 5% -Days on market basically flat (up 2%) -Months of supply basically flat (down 1%) At first glance, that sounds pretty healthy. More contracts. More closings. Prices up. So what’s the deal? Here’s what I’m seeing: There is still buyer activity. That 10% increase in under contracts and closings tells you people are still moving. Deals are still getting done. But at the same time… Inventory is building. Active inventory is up 8%, and total inventory is up as well. That means more options for buyers—and more competition for sellers. And here’s where it gets a little interesting… Under contract inventory is actually down. So even though deals are happening, they’re not stacking up. They’re moving through—but not piling on. That tells me the pace isn’t accelerating… it’s just steady. And then there’s price: Prices are up year over year— about 4–5%. But this doesn’t feel like appreciation driven by a hot market. This feels more like selective strength. Good houses are still selling. Higher-end homes are still pulling numbers up. And the deals that do happen are solid. But it’s not across the board. What does this mean? Buyers You’re still in a really good spot. You’ve got more inventory, more time, and more leverage than you’ve had in years. Yes—prices are technically up year over year. But that doesn’t mean you can’t negotiate. It just means the right houses are holding value. Everything else? There’s room to work. Sellers This is where you must pay attention. The market is not bad—but it is competitive. You are no longer just competing against the market, you’re competing against the house down the street, and the one two streets over, and the five that hit this week. You need: Strong presentation, smart pricing, realistic expectations Because buyers have options now AND, because they have options, THEY are in the driver’s seat. You may say, “I don’t have to sell” and at the same time, they are saying, “I don’t have to buy YOUR house.” Big Picture This doesn’t feel like a spike. It doesn’t feel like a drop. It feels like stability with pressure underneath it. There’s activity. There’s movement. But there’s also more supply quietly building in the background. And usually, when that happens… Something gives. Bottom line This is not a “wait and see” market. It’s a “understand where you stand” market. Because depending on your situation, this could be a great time to move—or a great time to sit tight. But you don’t know which one it is until you actually look at it. If you’re thinking about making a move—buying or selling—let’s talk. We’ll put a real plan together based on your situation. No pressure. No hard sell. Just clarity. Because in a market like this, clarity is where the advantage is. |
