With fall in full swing, I wanted to give you a quick look at the current residential market — what’s happening now, what the numbers are telling us, and what to keep in mind if you’re thinking about buying or selling before the year wraps up.

A national snapshot: 

  • Median list price: $425,000 (flat year-over-year; down 1.2% month-over-month).
  • Sale-to-list price ratio: 98.4%, with 23.2% of homes selling over list price. 
  • Typical days on market (DOM): 62 days, up seven days from last year. 
  • Price cuts: 19.9% of listings saw a reduction in September, with sellers between $350,000 and $500,000 most likely to lower sale prices.
  • Inventory: Up 17% year-over-year in September 2025, marking the 23rd consecutive month of gains, though growth has slowed since May. Overall, inventory remains 13.9% below pre-pandemic levels.

What The Numbers Mean

  • Homes are taking longer to sell, and nearly one in five listings saw a price cut in September, especially in mid-tier ranges.
  • Prices remain steady, but the market is showing clear signs of moderation with fewer bidding wars, more room to negotiate, and a less frantic pace overall.
  • A 98.4% sale-to-list ratio means well-priced homes are still commanding solid offers, but buyers finally have time to breathe and think before making a move.
  • Increased inventory is giving buyers more to choose from and giving sellers a clearer picture of competition in their price range. Even so, many homeowners with low-rate mortgages are choosing to stay put, keeping overall supply below pre-pandemic levels.

Guidance For Buyers: How To Win This Fall

  1. Time your search wisely. A strategic buying window is open right now thanks to more listings and less competition through early November.
  2. Stress-test your budget. Rates could still shift slightly through year-end. As you plan your budget with a new home in mind, run the numbers at both today’s rate and a slightly higher rate to avoid surprises if rates shift.
  3. Don’t waive contingencies. With longer days on market, there’s no need to skip inspections or financing clauses. As Realtor.com’s Chief Economist Danielle Hale puts it, “More choices mean less pressure to rush into a decision or waive contingencies — and greater opportunity to find a home that fits both lifestyle and budget.”

Guidance For Sellers: How To Stand Out Now

  1. Price to the market you have, not the one you remember. Median prices are flat year-over-year. Overpricing early often leads to reductions later — join the 80% who price it right from the start.
  2. Set yourself up for early success. Homes that sell quickly capture 98–99% of the asking price. Strong presentation and accurate pricing matter more than ever.
  3. Get creative with incentives. A 1-point rate buydown or closing cost credit can move the needle more than a price drop, especially in a 6%+ rate environment.
  4. Plan for timing. With an average days on market (DOM) of 62 days, be ready for a longer-selling process and coordinate your next steps accordingly.
  5. Remove friction wherever you can. Clean inspections, pre-listing repairs, and flexible closing timelines can help keep offers strong even in a slower market.

Yes, the market has cooled this fall, but it’s far from cold. So whether you’re ready to make a move or just want to weigh your options, give me a call or contact me today. I’d love to share what’s happening in your community so you can make the best decision for you and your loved ones.