Inventory Expansion Without Demand
Supply is rising while demand is flat. We are no longer operating in a scarcity-driven pricing environment. This is a positive development for Buyers and smart Sellers.
Lower Interest Rates
Interest rates have lowered (30-year rate: 6.1% down from 6.8%), and when combined with the market-adjusted price, this has resulted result in a 14% decrease in median principal and interest.
This marks a healthy normalization, not distress.
Headlines will focus on the 7% year-over-year decline in median price, but that framing misses the larger story. The February 2026 median ($1,566,782) represents the strongest pricing since early fall and comes after a period of inventory expansion and payment-driven adjustment.
Right Pricing Improves Sale Time
More than half of inventory sells in less 15 days at 100% of list price. A smaller portion sits 90+ days and receives around 91% of original list price.
There are effectively two markets:
- Properly priced, presentation-ready inventory → immediate sale.
- Overpriced inventory → extended time on the market and measurable concessions.
The spread between original list price and eventual close widens dramatically after 30 days on the market.
This is no longer a velocity market. It’s a skill market. Execution now matters more than momentum.
As supply is expanding, demand is steady but selective. Strategic pricing wins, while aspirational pricing lingers.
Right Pricing is key to a strategic home sale. You can read more about Right Pricing here. To learn more about how to price your house, contact Katherine Vincent today.