As we move into the final stretch of 2025, the housing landscape is shifting in meaningful and strategic ways. Real-time data is revealing trends that mark an important inflection point for both buyers and sellers — and understanding these changes now can help you make smarter decisions before heading into 2026.
Prices Are Softening Across Almost All Indicators
For the first time in years, list prices, price per square foot, and even the median price of newly pending contracts are landing slightly below last year’s levels.This shift is giving active buyers something they haven’t had in a long time: more options at lower price points compared to 2024.
Buyer Activity Is Strengthening
Demand is quietly building momentum. Weekly pending contracts are now higher than in any November since 2021 — a clear signal that greater affordability, increased selection, and years of delayed moves are finally bringing buyers back into the market.
Inventory Is Stabilizing — and Returning to “Normal”'
Nationwide single-family inventory is holding steady around 817,000 homes, about 16% higher than last year and much closer to pre-pandemic baselines.This level of supply puts downward pressure on prices, but also gives buyers the breathing room and choice they’ve been waiting for.
Affordability Is Improving
With mortgage payments falling to their lowest point of the year and incomes rising faster than home prices, buyers have renewed capacity to act — and they’re doing just that.
Leading Indicators Show Price Cooling Ahead
The median price for new contracts is around $399,000, slightly above last year, but forward-looking data — especially price per square foot — has turned modestly negative year over year. This signals that pricing is beginning to adjust in response to higher supply.
What This Means for Sellers Heading Into 2026
If mortgage rates remain at the lower end of their 2025 range, current momentum could set the stage for a stronger 2026 market. However, with inventory expected to climb again after the holidays, sellers who move before the new year or early in Q1 will be better positioned to lead - not chase - the market.
This is where strategy matters.
Using the Compass 3-Phased Marketing Strategy - including Private Exclusives and Coming Soon - I can help you:
- Position your home ahead of shifting pricing trends
- Test demand and fine-tune pricing before going fully live
- Capture motivated early-stage buyers as affordability improves
Let’s Build a Proactive Plan for 2026
If you’re considering making a move, now is the time to approach the market strategically.
Let’s talk about what these shifts mean specifically for your neighborhood, your property, and your goals.
📩 Contact Tyler Brown to get started on a tailored strategy for 2026.
Source: Altos Research, Compass, Single Family – Updated through November 29th
