The headline numbers
Prices, by property type.
The gap between property types is the single most important fact in this market. Single-family homes are up more than eleven percent year over year on a median near $700,000, while condos and townhomes sit near $325,000 with barely three percent growth. Supply tells you why: about four months of single-family inventory versus more than seven for condos.
Countywide inventory has dropped roughly 21 percent since the start of the year, to levels near the lowest since early 2024. The driver is the lock-in effect: sellers who financed at 3 percent in 2021 are reluctant to trade that payment for 7.4 percent financing on their next home. New supply arrives at a measured pace, which keeps competition real for the best-priced homes.
The short version
- Balanced market overall, with sellers still holding an edge in single-family.
- Condos are the buyer's best negotiating ground in years.
- Rate buydowns and concessions are back as standard tools.
- Pricing against evidence wins the first three weeks, every week.
Supply, speed, and rates
How fast, how many, and at what financing cost.
For sellers
This is not a market for testing a high price and waiting to be saved. Homes are taking a median of about 51 days to contract and collecting 92.5 percent of asking, which rewards accurate day-one pricing, genuine preparation, and a willingness to discuss concessions. Sellers who do those three things are seeing strong activity; sellers who do not are watching their listings age next to smarter competition.
For buyers
The condo and townhome segment is the most negotiable it has been in years: nearly 7.5 months of supply means room on price and terms. Single-family homes remain competitive, so a pre-approval, a sharp offer, and a reasonable inspection window still win. With rates near 7.4 percent, every deal should include a conversation about seller concessions or a buydown, because that math is on the table in today's negotiations.
Go deeper
Read the full October analysis in the blog, or get the neighborhood-level version for your town.
Data sources
Figures are the latest publicly reported county-level estimates as of October 2026, drawn from the sources below. Estimates vary by methodology and month, and neighborhood-level conditions differ materially from the county average. Nothing on this page is a guarantee of value or appreciation; it is a snapshot for orientation, and the full picture is a conversation.