0:00 | June 2026: More Sales, Fewer Listings

June handed us the first genuinely encouraging numbers we have seen in a while. Compared with June 2025:

• Sales: Up year over year — more homes sold this June than in June of last year.
• New listings: Down year over year — fewer homes came to market this June than last.

More buyers transacting on fewer available homes is exactly the combination that hints at a little positive momentum returning to the market.

0:34 | July’s Turn: Sales Slip Below Last Year

July told a different story. Sales dipped below where they sat in July 2025 — but that number needs context before anyone panics.
Last year, spring got off to a slow start and that activity spilled over into the summer, propping up July and August. This year we had a much more normal spring market, and normal spring markets peter out by the time July and August arrive. The July dip is less a sign of weakness than a sign of the calendar behaving the way it is supposed to.

1:17 | Still a Buyer’s Market — and Prices Are Still Easing

Let us be clear about where we stand: this is still a buyer’s market, and buyers have full control. There are plenty of homes for sale across the region and no shortage of options to choose from.
Prices have been trending down since 2022. They fell last year, and they are ticking down again this year. The important nuance is the pace — the decline is gradual now, nowhere near as steep as what we saw during the sharpest stretches of the correction.
That deceleration matters. A slowing decline is usually the first thing that happens before a market finds its floor.

1:51 | Fewer New Listings Point Toward Balance

Here is the signal worth watching: new listings are slowing, and inventory levels are actually starting to decrease. Over the long run, that is what nudges a market out of buyer’s territory and toward balanced territory.

“That is not going to happen immediately. We still have tons of inventory — last year we had historic amounts, and levels are still very high. But prices are adjusting, buyers are noticing, and buyers are buying.”

2:26 | A Reality Check for Sellers

There is nothing moving the needle up in this market right now. Every indicator is pointing modestly downward. So if you are thinking about selling, the single most important decision you will make is your list price — and you need to get it right on day one.
It is human nature to want to try a little higher and see what happens. It is not working. Scroll through MLS and you will see it plainly: price adjustment, price adjustment, price adjustment. The sellers who come out priced correctly are the ones achieving sales in a reasonable amount of time and actually making their next move possible.

2:59 | Buyers: Be Patient, But Don’t Freeze

For buyers, there are a lot of options out there, so take your time. Pricing is becoming more realistic across the board — market value is starting to show itself, and more sellers are coming to terms with it.
That said, plenty of sellers are still stuck in the past, chasing grandiose numbers. Those are the listings to keep an eye on for price decreases.

1. Sit back, stay patient, and watch how listings actually move.
2. Track the overpriced homes — those are the ones that will come down.
3. When a well-priced home you love hits the market, do not hesitate.

Prices will not fall forever. At some point the slide stops, and the buyers who hesitated on a fairly priced home are the ones left wishing they had moved.