Executive synopsis - September 2026
September 2026’s completed residential report shows a market with more available inventory than a year ago, but little additional inventory growth during the month. Active listings reached a rolling-year high of 17,156, just 0.2% above August and 11.4% above September 2025. The more consequential contrast is activity: pending listings fell 10.3% month over month and closed sales declined 7.9%, with both about 7.2% below last year.
New listings eased 3.8% from August to 5,406 but were essentially unchanged year over year. That combination describes more standing inventory alongside fewer transactions, not a surge of new listings. The reported absorption measure reached 4.32 months, while Average CDOM rose to 70.4 days in the rolling history, versus 66.3 in August.
Pricing signals are more nuanced than a single up-or-down label. Sales averaged 95.9% of original asking price and 98.3% of list price, both slightly lower than August. Average sale price declined 3.4% during the month to $450,625, while the median edged up 0.5% to $375,000. Both remained modestly above last year.
All five consolidated price bands had more inventory and fewer closings year over year, though pending activity varied. YTD closings were nearly flat, rather than showing the same decline as September alone. These patterns warrant property-specific comparisons, not blanket market labels or price predictions. Geographic scope and a market-time source discrepancy still require publication review.
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The reported absorption measure reached 4.32 months, compared with 4.30 in August and 3.98 last September. The monthly increase was only 0.5%, while the annual increase was 8.5%. It reached a rolling-year high after seven consecutive monthly increases. The YTD measure was 3.88 versus 3.51, a source-reported increase of 10.5%.
Rolling-history Average CDOM rose to 70.4 days from 66.3 in August, up 6.2%. It increased for three consecutive months and was 17.9% above June’s low of 59.7, yet remained 18.4% below February’s high of 86.3. Average DOM also rose, from 56.7 to 59.0 days, or 4.1%. These related time measures reinforce the recent lengthening without showing that every home takes the same time to sell.
Median CDOM was 38 days versus 33 last year. The summary source’s YTD Average CDOM was 69 versus 58 days, up 19.0%. Current Average CDOM differs between sources: 70.4 in monthly history versus 70.0 in the summary. The headline table’s 13.5% annual increase uses 70.4 against 62.0; the summary reports 12.9%. That discrepancy needs reconciliation, not an assumption that the figures are interchangeable.
What this shows: September’s absorption measure reached 4.32 months, while average cumulative market time rose to 70.4 days. Both have increased since June, suggesting a slower recent market pace, although market time remains below its winter peak.
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The sale-to-original-list-price ratio was 95.9%, down from 96.2% in August—a decline of 0.3 percentage point. It has declined for four consecutive months and was 1.2 percentage points below May’s rolling high of 97.1%. It remained above January’s low of 95.2%, so the recent direction is softer without representing a new rolling-year low.
The sale-to-list-price ratio was 98.3%, versus 98.5% in August, down 0.2 percentage point. The rolling data’s high was 98.8%, seen in April through June, and its low was 98.1%, in December and January. Unlike the original-list measure’s uninterrupted decline, this ratio briefly improved in August before easing in September.
Together, the ratios describe modestly lower sale prices relative to asking-price benchmarks. The original-list and list-price bases are different and should not be combined into an estimate of an individual seller’s price reductions, concessions, or proceeds. No prior-year or YTD ratio is available, and neither ratio measures changes in the value of the same homes over time.
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Average sale price was $450,625, down 3.4% from August’s $466,257. Median sale price was $375,000, up 0.5% from $373,000. Their different monthly directions matter: the average is the arithmetic mean, while the median is the middle sale. A changing mix of sold properties can affect them differently; the workbook does not isolate that effect or establish same-home appreciation.
Both measures were modestly above September 2025: average price increased 1.1% from $445,612, and median price increased 1.4% from $370,000. Neither set a rolling-year extreme. June’s average and median highs were $486,947 and $389,900; January’s lows were $433,888 and $352,500. September was between those endpoints, not evidence of a uniform price breakout or decline.
YTD average sale price increased 1.6% to $461,781 from $454,528, while YTD median price was $375,000 versus $375,420, down 0.1% using the source comparison. Current active-list asking prices were also mixed annually: average $505,462, up 0.4%, and median $375,000, down 0.4%. Asking prices and closed-sale prices describe different groups, so neither establishes the value of a particular home.
What this shows: September sales averaged 95.9% of original asking prices after four consecutive monthly declines in the ratio. Below May’s 97.1% rolling high, the pattern suggests modestly softer seller pricing power, not a sharp shift.
What this shows: September’s average sale price fell 3.4% from August, while the median edged up 0.5%. Their divergence suggests the mix of completed sales warrants attention; these rolling measures do not establish appreciation or depreciation for individual homes.
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All five consolidated bands showed annual inventory growth alongside fewer September closings. Under $200,000, active listings rose 22.2% to 1,293 and closings fell 16.5% to 268. At $200,000–$299,999, inventory rose 14.0% to 3,601 while closings declined 10.7% to 789. This band no longer shows simultaneous growth in inventory and sales.
At $300,000–$399,999, active listings increased 8.2% to 4,883 and sales declined 3.4% to 1,043. At $400,000–$499,999, inventory increased 17.2% to 2,873 and sales fell 9.3% to 602. At $500,000+, inventory rose 6.8% to 4,506 while sales declined 4.0% to 1,023. The softer closing comparison is broad across bands, but its magnitude is not uniform.
Pending activity was not uniformly lower: it rose to 298 from 269 below $200,000 and to 790 from 776 at $200,000–$299,999. It fell to 1,001 from 1,083 at $300,000–$399,999, to 561 from 629 at $400,000–$499,999, and to 900 from 1,067 at $500,000+. Small counts in individual lower-price source categories make percentage changes unstable; consolidated counts are more useful than dramatic percentages from tiny groups.
The current active-to-monthly-sold count ratio ranged from 4.40× at $500,000+ to 4.82× below $200,000. This compares month-end inventory with one month’s closings. It is not months of supply, a forecast of selling time, or a reason to assume identical negotiating conditions within a band.
What this shows: September’s $300,000–$399,999 band led both available inventory and closings, with 4,883 active listings and 1,043 sales; $500,000+ ranked next. Inventory and sales broadly concentrate in the same bands, but their relative proportions differ.
What This Means
For Buyers
More homes are available than last year, while fewer pending transactions and closings indicate a quieter recent pace. That may broaden the set of homes worth comparing, but September’s inventory increase itself was small. Price-band patterns, individual property condition, competing listings, and recent comparable sales remain more informative than an overall label.
The average price’s monthly decline and the median’s small increase are not contradictory valuations of the same home. They summarize different aspects of the sales mix. Evaluate the specific property and your own budget without treating these figures as a forecast, a guaranteed discount, or a recommendation about when to buy.
For Sellers
The combination of more annual inventory, longer recent market time, and slightly lower sale-to-asking-price ratios makes an evidence-based comparison with competing homes especially useful. Annual sales declined in every consolidated price band, but pending activity improved in the two lower bands. Conditions therefore deserve a price-range and property-level reading, not a uniform response.
Both average and median sale prices remained modestly above last September even though they moved differently from August. These statistics do not prescribe a price adjustment for an individual home. Consider comparable closed sales, current alternatives, condition, and presentation when reviewing a listing; the report does not predict future values, a guaranteed sale date, or a particular negotiation outcome.
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Data Source: Doorify MLS / Flexmls Market Summary. Statistics reflect MLS data available when this report was prepared. Historical figures may be revised as underlying MLS records are updated.
At a Glance Summary:
Inventory: More choice than last year, but little monthly expansion. Active listings increased 11.4% year over year and only 0.2% from August.
Market Time: Selling time has lengthened since June. Rolling-history Average CDOM reached 70.4 days, versus 66.3 in August, while remaining below the winter peak.
Seller Pricing Power: Modestly softer relative to asking prices. The original-list ratio was 95.9% and the sale-to-list ratio was 98.3%; neither supports a sweeping conclusion about every home.
Home Prices: A mixed monthly picture. Average sale price fell 3.4%, while the median rose 0.5%. Both were slightly above last September, so one broad price-direction claim would miss the distinction.
Wondering what these trends mean for your home or your plans?
Market statistics provide important context, but every property and neighborhood is different. Contact All About U Real Estate to discuss how today’s market conditions may relate to your specific goals.
Explore the Data
Take a closer look at the trends shaping today’s residential market.
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Available inventory totaled 17,156, compared with 17,125 in August and 15,399 a year earlier. The monthly increase was just 31 listings, or 0.2%; the annual increase was 11.4%. This was the highest count in the October 2025–September 2026 rolling window and the seventh consecutive monthly increase, standing 29.8% above February’s low of 13,221.
The meaningful imbalance is between the annual inventory gain and the 7.2% decline in September closings: an 18.6-percentage-point difference in their growth rates. More homes were available even as fewer homes closed, but those figures do not establish causation. For consumers, the evidence favors comparing actual competition within a relevant price band rather than assuming September brought a dramatic new expansion of choices. The source’s active-inventory YTD aggregation remains undocumented and is not treated as unique homes.
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September brought 5,406 new listings, down from 5,620 in August, a 3.8% decrease. New listings declined for five consecutive monthly transitions and were 25.5% below April’s rolling high of 7,252. Against September 2025’s 5,398, however, the increase was only eight listings, or 0.1%—effectively little change.
YTD new listings totaled 54,416 versus 52,846, up 3.0%. Incoming supply has therefore been somewhat higher across the year, even though its recent monthly pace has eased. Available inventory and new listings measure different things: one is the stock of homes on the market and the other is the monthly inflow. Their contrasting trends do not demonstrate that owners suddenly accelerated listing activity in September.
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Pending listings totaled 3,550, compared with 3,956 in August and 3,824 last September. That is a 10.3% monthly decline and a 7.2% annual decline. The rolling history shows pending counts decreasing at every monthly step since March’s high of 5,053. This is a more subdued reading than a near-flat annual pending comparison.
Closed sales were 3,725 versus 4,043 in August and 4,015 a year earlier, down 7.9% monthly and 7.2% annually. They declined for three consecutive months and were 26.1% below June’s rolling high of 5,040. Both pending and closing activity were softer, but pending transactions are not guaranteed future closings; timing and completion are not established by these counts.
The YTD picture was steadier: 35,971 closings versus 35,993, down 0.1% at the table’s display precision, and 37,852 pending listings versus 37,640, up 0.6%. September’s declines should therefore be distinguished from a year-to-date total that remains close to the prior year.
What this shows: September inventory reached a rolling-year high of 17,156 after rising from its February low. The latest monthly increase was only 0.2%, indicating growth moderated sharply from August rather than reversing.
What this shows: September inventory was 11.4% higher than last year, while pending and sold activity were each about 7.2% lower. New listings were nearly unchanged, highlighting more standing inventory alongside fewer transactions rather than a surge of incoming listings.