10/12/2026
Housing Data Gives Buyers More Leverage | Whether you’re buying, selling, or staying informed, my daily videos deliver expert advice and proven strategies for succe
Lately, we're seeing a shift in the national housing market that gives buyers more leverage—something I always keep a close eye on for my Orange County clients. In late Q3, about 21% of active listings had price cuts, and inventory reached over 1.16 million homes—now within 9% of what we considered typical before the pandemic. Buyer activity has remained measured, with homes under contract dropping roughly 4% year-over-year for the second month in a row, highlighting how higher mortgage rates continue to impact affordability.
The national median list price stood at about $419,000, slipping around 1% both month-over-month and year-over-year—making it the eleventh consecutive month of annual price declines. Price per square foot also dipped by about 2% compared to last year. Sellers are largely staying in the game: about 6% of listings were delisted, which is nearly unchanged from last year, but more owners are choosing to reduce their asking price and open the door for negotiation.
The key question moving forward: will further price cuts spark more signed contracts, or will the combination of increasing supply and hesitant demand mean this period of adjustment lasts longer? As someone with more than 26 years navigating these cycles in Orange County, I always advise clients to look beyond the headlines and consider how these trends might open up new opportunities—whether you're buying, selling, or investing.
