10/12/2026
Housing Data Gives Buyers More Leverage
Recent housing data is starting to tip the scales a bit more in favor of buyers. In late Q3, about 21% of active listings saw price cuts, and inventory climbed to over 1.16 million homes—now just around 9% below what we used to see before the pandemic. Yet, buyers have remained careful: homes under contract dropped about 4% year-over-year for the second month in a row, making it clear that higher mortgage rates are still a big factor when it comes to affordability.
The national median list price hovers near $419,000, down about 1% both month-over-month and year-over-year, continuing an 11-month streak of annual price declines. Price per square foot also slipped by about 2% compared to last year. Sellers are mostly staying active; only about 6% of homes were delisted—a number that’s steady with last year. More owners are choosing to reduce prices, opening the door for stronger negotiations.
For those navigating today’s residential market—whether buying your first home, making an investment, or looking for opportunity in a changing market—these trends create more room for thoughtful negotiation and strategy. The next question is whether further price cuts will be enough to motivate more buyers to commit, or if we’ll see this adjustment period continue with rising inventory and softer demand. As always, my goal is to help you make sense of these shifts, combining deep market knowledge and strong negotiation skills to help make your next real estate move as seamless as possible.
