Q3 Market Review, 2026
Let’s get right into it.
The Raw Data from the MLS
How many single-family homes sold? 374
How long were they on the market? 27 days
Average sale price: $746,978
Average asking price: $754,503, a difference of $7,525 ask to sale.
What This Means for Sellers
Homes sold for $7,525 under asking, about 1%.
That's not a bidding war. That's a negotiation.
Buyers have options, time (27 days on market is no sprint), and opinions.
Price it right on day one and you'll be fine.
Price it like it's 2021 and you'll watch buyers walk past your listing to the one down the street that's priced like it's today.
The raw data does not include how many listings reduced their prices before getting to within 1% of what buyers are actually willing to pay. And we’re seeing price reductions regularly.
Supply and demand tells us the more you have of something, the less valuable it becomes. This is what led to all the insanity during COVID: low inventory means higher prices, as buyers, desperate to find anything, were willing to pay more, often sight unseen.
Today, more owners are listing, but what with the interest rates, plenty of would-be sellers are hanging on to their 3% interest rates longer than they moght otherwise.
So the sellers who do list are doing it because they need to, not because they want to.
And buyers know it.
What This Means for Buyers
Take a breath.
You have time to schedule the inspection, read the fine print, and sleep on it.
Single-family sellers are leaving about 1% on the table, so it's worth asking.
A word of caution, however: never rely on a property staying on the market for too long.
I’ve seen it too many times, when a buyer takes just a little too long to make a decision, and they end up missing out.
It behooves home shoppers to write a competitive offer once they feel that dwellness feeling.
Condominiums
Condos remain a great place to start, and to retire to.
For the buyer who doesn't have much experience owning a home, the minimal maintenance and lower barrier to entry are appealing.
For many retirees, the appeal of no longer having to experience the joys of single-family homeowner-ship stands out.
Let's look at the facts.
How many condos sold in Q3? 192
How long were they on the market? 37 days
Average sale price: $451,829
Average asking price: $453,917, a difference of $2,088 ask to sale.
Condos took longer to sell and made up about a third of all sales, but just over $2k off an asking price of $450k+? That's less than half a percent.
Sellers barely budged on price.
This suggests many sellers may be willing to remain on the market “for as long as it takes” to get what they want. Some may eventually change their minds when their circumstances do, too.
Those who need to move quickly should price it that way.
Given the current and ongoing condo market saturation, it seems there are more condo sellers willing to sit and wait for a buyer willing to pay what they demand.
TLDR: The Bottom Line
The market isn't hot and it isn't cold. It’s becoming more rational as the echoes of a different market finally begin to fade it seller’s ears.
Something I like to say to my seller clients: Price it well, and it’ll sell. If you don’t, then it won’t.
Overpriced listings sit and collect dust instead of offers. This is especially true for condos, due to higher inventory and thus tougher competition.
So if your agents isn’t having tough conversations with you about the realities of pricing in today’s market, perhaps you’ve got the wrong agent…
