Key Metrics — April 2026

– Active Listings: 967 
– New Listings: 184 
– Pending Sales: 125 
– Closed Sales: 105 
– Average Sold Price: $2.36M 
– Sale-to-List Ratio: 95.4% 
– Average Days on Market: 111 
– Absorption Rate: 10.48 months 

Year-over-Year Shift (April 2026 vs April 2025)

Supply is tightening
– Absorption rate improved by 32.6% 
– Inventory meaningfully reduced 

Prices are rising
– Average list prices up ~13% YoY 
– Values holding and expanding across most segments 

Buyer behavior is strengthening
– Sale-to-list ratios improving 
– Less aggressive discounting 
– More consistent pending activity 

What Buyers Need to Understand Right Now

For much of the past year, buyers had time, leverage, and options.

The window of maximum leverage has narrowed. While opportunities still exist—particularly in homes that have been on the market longer—the best properties are being absorbed more quickly. Strategic timing and decisive action matter more now than they did six months ago.

That is still true—but less so than it was 6–9 months ago.

• Negotiation margins are tightening
• Well-positioned properties are moving faster
• Competition is quietly increasing

The biggest mistake buyers make in this phase is waiting for clarity.

By the time the market feels competitive again, the advantage has already shifted.

What Sellers Need to Understand

Market conditions have improved in your favor. With less competing inventory and stronger pricing trends, well-positioned homes are achieving stronger outcomes. Proper pricing and presentation remain critical to capturing this momentum.

This is not 2021. But it’s also no longer 2024.

The market is improving—but it is still selective.

What’s working:

• Strategic, data-driven pricing
• High-quality presentation and marketing
• Strong positioning in the first 30–60 days

What’s not working:

• “Testing the market”
• Pricing based on peak comps
• Waiting for buyers to negotiate you down

Today’s buyers are active—but disciplined.