People Think Homes Here Sit for Months. They Don't.

If you've talked to a neighbor lately, you've probably heard the story. Homes are sitting. Buyers are calling the shots. Sellers are getting picked apart on price. That's the feeling out there right now.

Here's what the data actually says.

Across the territory, over the twelve weeks ending September 13, 2026, the median days on market was 74 days. That's not fast. But it's also not the stalled-out market people describe at the mailbox. And here's the part that surprises people: the median sale-to-list percentage was 100%. Sellers aren't getting talked down. They're getting close to what they asked for.

That combination matters. A market where homes take time but sellers still hold their price isn't a weak market. It's a patient one.

Zoom into individual markets and the days-on-market picture gets more interesting. In Livingston, the median days to pending ran 68 days. In Cypress, the same measure ran 33 days. Same territory, same twelve weeks, two very different paces. That's the kind of spread that gets lost when people talk about "the market" like it's one thing.

The properties that move fastest tend to share something in common. Territory-wide, homes with air conditioning sold in a median of 61 days, compared to 91 days for homes without it. Homes with a garage sold in 74 days versus 92 days for homes without one. None of that means those features caused the faster sale. It means, in this dataset, homes with them moved quicker.

Price told a similar story. Homes with a pool sold for a median of $680,000, compared to $347,138 for homes without one. Waterfront properties sold for $675,000 versus $355,995 off the water. Those are association numbers, not promises about what any one house would fetch. But they show where the demand has been sitting.

What does 74 days and 100% of list price actually look like on a Saturday? It looks like a seller who lists, gets some traffic in the first couple weeks, maybe fields one offer that's a little light, and then closes at or near their number a couple months later. It's not a bidding war. It's not a house rotting on the market either. It's a deal that takes some patience and rewards a fair price.

If you're a seller who's been holding off because you're worried your home will sit for half a year, the territory numbers don't support that fear. If you're a buyer hoping the slower pace means big discounts, the sale-to-list number says otherwise. Sellers here are still getting what they're asking for. You'll have more time to look, but you likely won't out negotiate the list price.

What would change this read? Watch the median days on market for the next reporting period. If that number climbs well past 74 while sale-to-list starts slipping below 100%, that's the sign the balance is actually shifting toward buyers. Right now, that hasn't happened.

This data comes from MLS sold data across the territory for the twelve weeks ending September 13, 2026.

Curious what your own home would list for in this market? Request a home value estimate and I'll walk you through what these numbers mean for your specific street.