July 2026 Market Updates and Review
Every market, agent, buyer, and seller likes to compare itself to something. Usually it's last month, the frenzy of 2021, or those "remember when" prices from 2011. None of that comparison actually helps us make good decisions. July's numbers paint a clear picture: the market is measured, patient, and increasingly driven by real life rather than market timing.
Inventory is slowly rebuilding. Active listings are up 2.91% from June, landing at 13,115 by month's end. We’re still 6.29% below where inventory sat last July. New listings dipped 5.32% month-over-month to 5,447, which is pretty normal for this time of year. People are using July to travel and prep for back to school. Most sellers who planned to list in 2026 have already done so, so the summer slowdown isn't a red flag, just a seasonal rhythm.
Buyers are taking their time. Homes that closed in July spent a median of 21 days on the market, up from 18 days in June. The close-price-to-list-price ratio stayed steady at 99%, basically unchanged from June. Even though buyers are moving a little slower, they're not using that extra time to negotiate hard on price. It seems like people are waiting for the right home & not waiting for a discount.
The combined median close price (attached + detached) came in at $605,000, up 2.95% year-over-year, even with a normal seasonal dip of 1.54% from June. Closed sales fell 11.81% from June and 5.68% year-over-year, totaling 3,667. This fits a pattern we've been watching for a while now. Sales volume is below the highs of the early 2020s, but without any warning signs of a market in trouble.
Year-to-date, the story holds up:
24,958 homes have closed in 2026 so far — just 2% below the same stretch in 2025
The year-to-date median price sits at $600,000, essentially flat compared to last year
Detached homes are still holding their own. Active inventory rose 3.81% month-over-month to 8,584 listings, with under 3 months of supply and a median of just 17 days on the market. Well-priced single-family homes are still moving fast, closer to seller's market pace than buyer's. Median prices are up 1.54% year-over-year at $660,000.
Attached homes (condos and townhomes) are telling a different story. Active listings climbed 5.67% year-over-year to 4,531, closings dropped 12.18% year-over-year, and the median price slipped to $380,000 — down 2.56% both month-over-month and year-over-year. These properties spent a median of 40 days on market (more than double the detached pace) and now carry nearly 5.7 months of supply. This matters most for first-time and entry-level buyers, who tend to lean on this segment the most and are feeling the affordability squeeze more than anyone else right now.
At the end of the day, most people moving through this market aren't doing it because of interest rates or headlines. They're doing it because life is asking them to. A growing family. A new job. A divorce. A loss. Downsizing. Those moves don't wait for the "right" market conditions, and they're a big reason sales have stayed as steady as they have.
