Market PulseJuly 2026 · What's actually selling right now

Right now, this is a

Seller's Market

Sellers have the advantage right now. Homes are selling in about 4 weeks. If you're buying, expect competition. If you're selling, this is a good time to list.

Good for buyersEvenGood for sellers

Homes for sale right now

1.06 million

If no new ones got listed, these would all sell in about 4 months at today's pace · single-family homes

Typical time on market

~29 days

about 4 weeks from listing to sale, across all price points

The two-speed market

Cheap homes are selling less. Expensive homes are selling a lot more.

This is why: owners of lower-priced homes are the most likely to be sitting on a very low rate from years ago. Moving costs them the most, so fewer are doing it. At the top of the market, that math barely applies.

Under $250Kstarter homes

−2.4%

$250K–$750Kthe middle of the market

+5.8%

$750K and upthe top of the market

+13.0%

Sales, compared to a year ago. Starter homes is selling less than last July. Everything else is selling more — and the gain gets bigger the more expensive the home.

Houses vs. condos

Houses are selling more. Condos are selling less.

Rising HOA fees and insurance costs have hit condos hard the last few years. Here's what that's actually done to sales.

Single-family homeshouses

+4.3%

Condos & co-opsshared buildings

−7.1%

Compared to 3 years ago. If you own a condo, this is a big part of why it might be sitting on the market longer than a house down the street.

Who's actually buying

Are you competing with investors, or with other families?

Every sale in July 2026, broken down by who made it.

The trend

Investors are pulling back and cash offers are fading — more room for regular buyers than a year ago.

First-time buyersSteady

Holding steady vs. a year ago

29/100

of every 100 buyers are buying their first home

Year ago

Now

First-time buyers are holding their ground — no real shift from a year ago.

InvestorsFalling

14/100

of every 100 sales go to investors — companies or people buying to rent out or resell, not to live in

down from 20 a year ago

Year ago

Now

Fewer bidding wars against investors — more room for people buying a home to actually live in.

All-cash buyersFalling

26/100

of every 100 sales are all-cash — bought without a mortgage

down from 31 a year ago

Year ago

Now

Fewer cash offers to beat — buyers with a mortgage have a better shot than they did a year ago.

Regional pulse

The national story isn't your local story.

How the starter-home slowdown and the luxury boom show up differently by region.

Northeast

Starter homes fell −8.1%, while the top of the market grew +17.3%.

Biggest gap between cheap and expensive homes

Midwest

Starter homes fell −4.5%, while the top of the market grew +19.9%.

Biggest luxury boom

South

Starter homes fell −0.1%, while the top of the market grew +13.9%.

Smallest gap

West

Starter homes are up +14.7% and the top of the market is up +7.1%.

Most balanced

Source: National Association of REALTORS®, Existing-Home Sales, July 2026. Regional and price-tier figures are non-seasonally adjusted, compared year-over-year to avoid seasonal noise. Months supply and days-on-market are seasonally adjusted where available. Figures cover single-family homes unless noted.

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