Now that we’ve officially moved through the first quarter of 2026, the housing market is showing more resilience than many—including ourselves—expected.
Here are the basics – the ARMLS numbers for April 1, 2026 compared with April 1, 2025 for all areas & types:
- Active Listings: 25,571 versus 24,990 last year – up 2.3% – and up 0.3% from 25,502 last month
- Pending Listings: 5,540 versus 5,278 last year – up 5.0% – and up 14% from 4,881 last month
- Monthly Sales: 7,719 versus 6,976 last year – up 11% – and up 31% from 5,875 last month
- Monthly Average Sales Price per Sq. Ft.: $314.14 versus $310.70 last year – up 1.1% – but down 0.5% from $315.64 last month.
Heading into the year, there were real concerns. Mortgage rates climbed quickly from around 6% to approximately 6.45%, and rising fuel costs added additional pressure on consumers. Under those conditions, it would have been reasonable to expect a slowdown in buyer activity, more contracts falling through, and fewer new deals being signed.
That didn’t happen.
March delivered surprisingly strong results. Closed sales reached 7,719—an 11% increase compared to March of last year. Even when adjusting for one additional working day this year, closings were still up roughly 6% per working day, which is a solid performance given the broader economic backdrop. Listings going under contract are also up 3.6% year-over-year, signaling that buyer demand remains steady.
Showing activity reinforced this trend. According to Aligned Showings, buyer traffic increased by approximately 11% from February to March, reaching the highest level we’ve seen in the past year. Buyers are still out there—and they’re actively engaging.
On the supply side, active listings did increase slightly between March and April. However, the rise was modest, and the gap compared to this time last year has nearly disappeared. Inventory is stabilizing rather than surging, which is an important distinction.
When it comes to pricing, the story is more balanced. The luxury market—particularly properties above $2 million—continues to perform well and is helping keep the average price per square foot elevated. However, the median sales price, which better reflects the broader market, is essentially flat year-over-year (down about 1%). In simple terms, prices are not declining significantly, but they are not accelerating either. “Holding up well” is the most accurate way to describe current conditions.
One segment facing more pressure is the lower-end condo market. High HOA fees, increasing insurance costs, and rising reserve requirements are making ownership less attractive for many buyers. As a result, these properties are often more appealing as rentals, where tenants can avoid those additional costs while landlords absorb the financial burden. This dynamic is putting some downward pressure on demand in that segment.
Overall, the strength of March’s numbers is encouraging—but also a bit surprising. Given the economic headwinds, it’s difficult to pinpoint exactly why activity remained so strong. Because of that, we’re watching the market closely as we move into the next phase of the year.
For now, the takeaway is clear: the market is proving more durable than expected, demand is still present, and pricing is holding steady—even in the face of rising costs.
As always, strategy matters more than headlines. If you’re considering a move this year—buying, selling, or simply planning ahead—having the right guidance will make all the difference.
