This Week in Real Estate Data: What Re-Listings Are Really Telling Us
If the housing market feels familiar right now, there’s a reason.
The withdrawals of 2025 are back—and they’re reshaping today’s real estate landscape.
Last year, we tracked an unusually high number of homes that were listed, failed to attract offers, and were ultimately withdrawn from the market. Sellers faced a choice: reduce the price or step back and wait. Many chose to wait. Now, those homes are returning.
As of this week, nearly 80,000 single-family homes currently on the market were previously listed, withdrawn, and are now re-listed. That represents about 11% of active single-family inventory—a meaningful share that deserves closer attention.
Why Re-Listings Matter More Than You Think
At first glance, it’s easy to view this trend as a simple supply story: more homes returning to the market equals rising inventory. But that interpretation misses an important nuance.
Our analysis suggests that most of these withdrawals belong to owner-occupants—not investors. These are move-up buyers, move-down buyers, and households delaying relocations. In other words, each withdrawn listing isn’t just potential supply.
It represents two transactions waiting to happen: a sale and a purchase.
That distinction matters because it changes how we interpret inventory growth. If these sellers re-enter the market and find buyers, they will also become buyers themselves—fueling demand as much as supply.
Watching the Data for Confirmation
If this interpretation is correct, the data should reflect it. As re-listings increase this spring, pending sales should rise alongside them. That’s the growth scenario: inventory and sales moving up together.
So far, the numbers are moving in the right direction.
- Weekly pending home sales: 56,000 single-family homes → 8% higher than this time last year → Recent averages are running about 6% ahead of early 2025
- Active single-family inventory: 698,000 homes → Up 9.6% year over year
- Asking price per square foot: → Down approximately 1.6% year over year
The emerging pattern is clear: sales are modestly higher, inventory is sufficient, and prices are flat to slightly down.
What This Means for Buyers and Sellers
For buyers, this environment offers more choice without the pressure of rapidly rising prices. Pricing remains disciplined, and negotiation opportunities are improving—especially as re-listed homes return with motivated sellers.
For sellers, strategy matters. Homes that missed the mark last year are coming back into a more balanced market, but success still depends on accurate pricing, timing, and presentation. The data shows buyers are active—but selective.
The Key Question Going Forward
As more re-listed homes hit the market, the most important signal to watch is whether pending sales continue to climb. If re-listings rise without a corresponding increase in sales, the market will be sending a very different message.
For now, the data supports cautious optimism. Inventory is growing, prices are holding, and demand is improving—just not accelerating. We’ll keep watching the numbers closely to see how this dynamic evolves.
If you’d like to talk through what these trends mean for your local real estate market or your plans as a buyer or seller, let’s connect. I’m always happy to share insights and help you navigate the market with clarity and confidence.
