Published October 7, 2026 in Market Update

Larger Homes Sold for 108.6% of Asking. Smaller Ones Got 100%.

By Steven Scarnati

Real estate, Agent Single Line Closed

Most sellers I talk to expect a straightforward deal. List it, get close to asking, done. And honestly, that expectation is not crazy. You have heard the market is tight. You have heard there are not enough homes. So you figure buyers will take what they can get and not push back much. I pulled every listing through September 25, 2026, and the picture is more interesting than that.

Supply is tight, but not every home benefits the same way.

There are 133 homes for sale right now. At the pace homes have been selling, that supply would be gone in 1.9 months. Under 4 months favors sellers. We are well under that. So yes, sellers have the upper hand.

But here is where it gets specific. The typical home across this market sold for 101.2% of its last asking price. That is above asking, which is good. What most sellers do not expect is how much that number swings depending on the home. A 1-bedroom sold for exactly 100% of asking. A home with 6 or more bedrooms sold for 110.6%. The bigger the home, the further above asking buyers went.

Size tells the same story. Homes under 1,500 square feet sold right at asking, 100%. Homes between 3,500 and 5,000 square feet sold for 108.6% of asking. That is not a small difference. If you own a larger home and you price it like a smaller one, you are leaving real money behind.

The next question most sellers ask is why. I do not have a clean answer from the data. What I can tell you is that 82 homes between 2,500 and 3,500 square feet sold at 104.5% of asking, and only 9 of them came off the market with no sale. Compare that to the 401 homes under 1,500 square feet, where 55 gave up with no sale. That is a meaningful difference in how reliably a home finds a buyer, not just what it sells for. If your home is on the smaller end, pricing it right from the start matters more, not less.

Does the time of year change what you get?

Sellers often ask whether they should wait for spring. The monthly numbers here give a real answer. The second half of the file, March 2026 through September 2026, shows a typical sold price of $651,000 and sellers getting 101.8% of asking. The first half, August 2025 through March 2026, shows $555,000 and 100.7% of asking. Spring and summer did produce higher prices and stronger ratios.

But look at what happened month by month. September 2025 sellers got 102.3% of asking. November sellers got exactly 100%. June 2026 was the strongest single month, at 103.4%. The idea that fall and winter are dead seasons does not hold here. Some of the better results came outside the traditional spring window.

What that means practically: if you are ready to list in October, the data does not tell you to wait. October 2025 sellers got 102.1% of asking, which is close to what June delivered. The months that underperformed were November through March, and even then sellers still got at or above their last asking price. The supply is tight enough that a well-priced home does not need a calendar.

What this means if you are selling or buying right now.

If you are selling, the number to focus on is not just supply. It is where your home sits in the size and bedroom breakdown. Three-bedroom homes sold for 104.6% of asking. Five-bedroom homes sold for 104%. If your home is on the larger end, pricing at or just under market to spark competition is a real strategy here, not a gamble. The 97 homes that came off the market with no sale are a reminder that tight supply does not cover for a price that is too high.

If you are buying, 1.9 months of supply means you are competing in a market that still leans against you. Nationally, supply hit 4.9 months in August 2026, which NAR called the highest level in over a decade. This market is less than half that. On top of that, the 30-year fixed rate averaged 7.28% as of October 1, 2026, up from 6.34% a year ago, according to Freddie Mac's weekly rate survey. That combination, tight local supply and higher rates, means your offer needs to be clean and your budget needs to be real.