July 2026 is interesting in a very non-interesting way: it’s normal. Closed sales last month (1,512) were statistically similar to July 2025 (1,552) and July 2024 (1,506). The same is true for new listings: July 2026 (2,100), July 2025 (2,120), and July 2024 (2,064). The median sales price compared to the last three years is similar as well: 2026 ($325,000), 2025 ($330,000), and 2024 ($323,000).

As a planner, I love steady and predictable! Does that mean the real estate market isn’t changing? Not at all! In late spring, there were spikes in a number of stats for properties being listed, which were followed by an early summer push of higher-than-normal totals for properties going under contract. Then, in June 2026, we saw a three-year high for properties closing. July appears to be a return to normalcy.

With the Federal Reserve indicating that it is going to keep interest rates where they are, we will likely continue to see a market plateau. Both buyers and sellers have negotiating power in today’s real estate market. A large number of properties are expiring or being withdrawn from the market, signaling unmotivated or unrealistic owners. That could be a sign that some homeowners with low interest rates locked in during COVID will only sell if they get the “right” price. If the “right” price isn’t consistent with market value, sellers will not be successful in today’s market.

Buyers have more inventory to choose from than in recent years. They also have more time to make decisions and can make offers below the asking price. That’s not a license to submit only lowball offers, but this is a market that allows buyers to negotiate on price, timing, and terms.

If you have a question about your specific scenario, please let us know. We’d love to learn more about you and your goals to see how we can best help!