10/14/2026
Housing Data Gives Buyers More Leverage
We're seeing a noticeable shift in the housing market that’s creating more leverage for buyers. In late Q3, about 21% of active listings had price cuts, and inventory reached over 1.16 million homes—bringing us within 9% of the typical pre-pandemic supply. Buyer activity has been steady but cautious, with homes under contract down about 4% year-over-year for the second month in a row, reflecting how higher mortgage costs are still impacting affordability.
The national median list price is now around $419,000, which is roughly 1% lower both month-over-month and year-over-year. This marks 11 straight months of yearly list price declines, and price per square foot is down about 2% compared to last year. Sellers are still holding steady in the market, with only about 6% of listings being delisted—almost unchanged from last year—but we’re seeing more owners reducing prices and leaving room for negotiation.
Having helped clients navigate both the buying and selling process since 2014, I know how important it is to understand these shifts. The next big question is whether these additional price cuts will bring more buyers to the table, or if increased supply and softer demand will keep us in this adjustment period a bit longer. Staying informed helps ensure the process remains as smooth and stress-free as possible for everyone involved.
