03/05/2026
Had to share ⤵️ February 25 – March 3, 2026 The Beauty Contest
Let us talk about this week’s beauty contest.
Rather than obsessing over week to week wiggles, let us compare ourselves to last year. With friendlier interest rates and a little more sunshine in the sky, 2026 is strutting down the catwalk with far more confidence than 2025 ever managed. Quite frankly, most of us will happily take anything that feels better than last year’s performance.
Here is how our contestants compare to this same week last year:
• Inventory is larger than last year
• New listings are smaller than last year
• Pending transactions are larger than last year
• Failing transactions and back on market homes are smaller than last year
What does that mean in plain English. We have more dresses in the closet, but they are not all brand new arrivals. Homes are sticking the landing this year. Fewer are tripping over their own heels and coming back to the stage.
It is absolutely a beauty contest out there. The prettiest home with the best photos, thoughtful staging, and the prime location is collecting roses left and right. Meanwhile, the home on the busy street with cell phone photos and a floor plan that requires a compass and a prayer is standing by the punch bowl hoping someone asks it to dance.
Our leading edge indicator, predictive months of inventory, is sitting at 1.9. That means for every buyer there are 1.9 homes to choose from. That is not a chaotic free for all, but it is not a lonely stage either. From the 30,000 foot view we are giving slightly seller favorable energy, especially for the well prepared contestants. The polished homes are seeing multiple offers, while the ones that skipped rehearsal are lingering under the spotlight a little too long.
Median days in MLS came in at 18. Sellers have just under three weeks to make a dazzling first impression. Buyers are decisive. They either crown you quickly or move on to the next sash and tiara.
Price reductions are common, showing up in just over one out of three homes. The size of those reductions remains larger than many sellers would prefer. Remember the three strike rule we discussed using InfoSparks. Watch shows per listing, shows to contract, and median days on market in your micro market. If you are not hitting the strike zone, it is time for an appropriate price adjustment before you miss the spring spotlight.
The name of the game is preparation. Staging, fresh paint, a little carpet, refinished hardwoods, professional cleaning, and professional photography are the hair and makeup team every listing deserves. First impressions matter. So does the inspection. A home may photograph like a supermodel, but if the roof is tired or there are structural concerns, buyers do not want a fixer upper fairy tale. They want turnkey. They are already negotiating for concessions and rate buy downs, and they expect the crown to come with minimal drama.
••• This is the current market we are in here, happy to help you navigate it!
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