Published October 18, 2026 in Market Update

More sellers showed up, but this market still stayed pretty tight

By Jason & Susan Zwolak

Real estate, SFR under $1M

I've been watching the numbers for the three months ending August 31, 2026 across these ZIP codes, and here's the thing that stands out most: more sellers came to market, but this area didn't soften the way you might expect. That's the part that matters most for what your home could do right now.

More listings, but the market absorbed most of them

The Real Estate Data Aggregator counted 1,651 new listings across these ZIP codes in the three months ending August 31, 2026. That's up 9% from the same months of 2025. More sellers showed up. But total homes for sale only grew 1.8%, to 1,223. Buyers kept pace with most of that new supply.

Sales slipped just 1.2% and pending sales dipped 2%. Those are small moves. The supply picture is a little roomier than last year, but it's not a big pileup. Pricing and timing still matter here.

Rates are high, and that shapes everything

Freddie Mac put the average 30-year fixed rate at 7.40% as of October 15, 2026. That's the kind of number that makes buyers careful and makes sellers think hard about price. Realtor.com reported that listings with price reductions hit 20.8% nationally in September 2026, the highest September reading since 2018. That's the national picture. Locally, the story is more mixed.

ZIP codes are telling different stories

The overall numbers look calm. But one ZIP can read very differently from the next. Here's how days on market and the share of homes selling above list price compare across these areas, for the three months ending August 31, 2026, per the Real Estate Data Aggregator.

92831 was the fastest at 29 days. 92707 was the slowest at 56 days. That's nearly a month's difference inside the same market. Where your home sits in that range depends on its ZIP, its price, and how it's presented.

Above-list sales: not every ZIP is the same

The Real Estate Data Aggregator shows that in 92703, nearly 2 in 3 homes sold above list price, at 66.7%. In 92802 it was 65.4%. In 92804 it was 51.3%. Those are genuinely competitive pockets. On the other side, 90621 came in at 23.4% and 92656 at 27.9%. Not every home here is drawing multiple offers.

Months of supply: still lean in most spots

Months of supply tells you how long it would take to sell every home on the market at the current pace. Under three months is generally tight. Most ZIP codes here are right around there or below. 92832 was the tightest at 1.7 months. 92703 was the loosest at 6.3 months, though that ZIP also had only 21 homes sold, so one or two slow deals can move that number a lot.

Prices: mostly holding, a few slipped

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Locally, most ZIP codes held up well. 92801 was up 6.1% to $896,500. 92802 was up 9.1% to $949,500. But a few slipped. 92843 fell 9.9% to $860,000. 92780 dropped 8.3% to $1,143,500. Not every ZIP moved the same direction.

Speed to contract: some homes are moving fast

The Real Estate Data Aggregator tracks how many homes went under contract within two weeks of listing. In 92840, that was 56.1% of homes, up 22.1 points from a year before. In 92870 it was 49.4%. In 92802 it was 48.3%. Those are real signs of demand. In 92832 it was 27.3%, and in 92656 it was 27.6%. Slower, but still a quarter of homes moving that fast.

What this means for you

More sellers came to market. Buyers mostly kept up. Supply grew a little, but not enough to shift the balance much. Freddie Mac's 7.40% rate is real, and it's keeping some buyers on the sideline. But the homes that are priced right and show well are still moving, and many are clearing list price. The ones sitting longer are usually the ones that asked too much at the start.

One thing I want to be honest about: these numbers cover large ZIP codes. One street can read very differently from the ZIP code around it. A pocket with newer homes, a better school boundary, or a quiet cul-de-sac can move faster and price higher than the averages suggest. I'm happy to pull the specific picture for your street.