Inventory Has Dropped, But Buyers Still Have Options

While active listings have fallen sharply from the May 2025 peak of 140, there are still 82 homes on the market as of early September — giving buyers a solid range of options.

After a sluggish winter, inventory surged in the spring before tapering off rapidly in late summer. Seasonal shifts like this are expected, but the steep drop from July to September has been more pronounced than usual — hinting at a tighter, more competitive fall market.

What Sellers Should Know:

• Fewer listings = less competition. Your home is more likely to stand out in today’s slimmer market.

• But buyers are selective. If your property isn’t priced right or doesn’t show well, they’ll move on without hesitation.

Spring saw the biggest pop in activity, peaking at 36 contracts in June — the highest in 24 months. But contract activity has since softened, down to 19 in August.

Here’s where the biggest shift has happened.

Back in June 2025, buyers were moving quickly. Listings that were well-priced and well-presented were scooped up in just 29 days on average.

Fast forward to August, and that number nearly doubled to 56 days.

Why the increase?

• Buyers have more power. They’re negotiating harder and taking their time.

• Some listings are sitting because they’re overpriced or underprepared.

Even with low inventory, today’s buyers are cautious. Higher interest rates, more options, and economic uncertainty are giving them time — and leverage.

Inventory Trends

• Spring/Summer 2024: Inventory climbed steadily, peaking around 140 active listings in May — a sign that more sellers were re-entering the market after a slow winter.

• Spring/Summer 2025: Supply also increased into mid-year, but dropped off more sharply by late summer, landing at 82 active listings in early September. This faster cooldown suggests stronger absorption or a pullback from potential sellers heading into fall.

Buyer Activity & Contract Volume

• 2024: Buyers remained engaged, with steady contracts written throughout the season. There was no dramatic surge, but demand held relatively consistent.

• 2025: We saw a more dynamic spike, particularly in June, when contracts hit their 24-month high — but momentum faded more quickly by August.

What This Means for Sellers

• 2024 offered a more predictable rhythm — steady demand, moderate supply, and faster market times.

• 2025 brought more volatility: strong early summer demand followed by a quicker cool-down. Buyers had plenty of options, but they also became more cautious and discerning as the season progressed.

✅ Sellers who prepared well and priced smartly still saw success.
❌ Those who skipped staging or overpriced often sat.

Market Velocity (Time on Market)

• 2024: Homes that sold moved quickly — most went under contract in 30–35 days, reflecting healthy buyer engagement and aligned pricing.

• 2025: Although June saw fast activity, average days on market climbed significantly by late summer. By August, some homes were taking 50–100% longer to secure offers — even with fewer listings competing for attention.

Spring 2024 recorded 83 contracts, while Spring 2025 dropped to 62 — a 25% decline. That signals a shift: even with ample inventory, buyers aren’t rushing in without reason.

As of early September 2025, we’re still seeing 82 active listings, which means buyers still have choices. But if the current trend holds, we’re headed into a leaner, more competitive spring season — where only the best listings win attention.

Sellers: Here's What to Focus On

• Prep is your power play
  Light updates, paint, staging, and professional photography still make a major impact.

• Pricing must reflect today’s buyer mindset
  “Test-the-market” pricing is a gamble — and usually a losing one.

• Don't mistake tight inventory for automatic leverage
  Buyers are educated. They’re comparing, calculating, and walking away from listings that miss the mark.

Take a look at recent success stories:

• Residence 3310 at The Regatta: We used the skyline view as the hero feature — and sold with strong interest.

• 1207 at 201 N. Westshore: With clear pricing, fresh updates, and aggressive marketing, we got it under contract quickly without compromising value.

Lesson learned: In this market, you can win — but only with the right strategy.

I don’t just list your property.

I position it.

You’ll get:

• Data-driven pricing insight
  Based on hyper-local market trends, not guesswork. I’ll show you what similar homes are actually selling for—not just what they’re listed at.

• Prep advice that actually makes a difference
  I’ll tell you what really matters — and what doesn’t — so your time and money are spent wisely. No fluff. Just the fixes that move the needle.

• Marketing that turns browsers into buyers
  From compelling photos to listing language that pops, your home will stand out online where it counts. I’ll also target the right buyers using strategic timing and agent connections.