Nooks and Crannies

October wrapped up with a return to a more predictable fall market. Our MLS recently adjusted September’s sales numbers downward, which revealed that the Average Sales Price for Single Family Homes (SFHs) did drop from August — a seasonal trend — just not as sharply as usual. In October, prices continued to soften as the mix of homes sold shifted from mostly “market-ready” listings to a blend of turnkey and more compromised properties. Although buyers still prefer move-in-ready homes, those listings are becoming harder to find — and as a result, some buyers are landing real bargains.

You can see the data here.

Nooks and Crannies in the Single-Family Market

The SFH market isn’t behaving uniformly. Certain price ranges are thriving while others are cooling:

The $900K–$1.09M segment is up 28% year-over-year in units sold.
The $1.4M–$1.79M and $1.8M+ luxury segments are experiencing explosive growth over last year.
Meanwhile, many of the more affordable “bargain price bands” have plenty of listings, but buyers are not closing on those homes at anywhere near last year’s pace.

Condos: Surprisingly Competitive

You might expect that fewer bargain-hunters in the single-family market would translate into more condo sales in lower price ranges — but that’s not happening. Instead, buyers appear to be shifting toward higher-priced condos, even more so than in the SFH market.

Contributing to this shift is limited inventory: only 253 new condo listings hit the market in October, about 10% fewerthan last year. Low supply + steady demand = price pressure, and we’re seeing it:

The Average Condo Sale Price jumped from $439K in September to $460K in October, a striking increase — about $68,000 higher than the 2024 monthly average.

The good news for Condo owners: for the past few months I’ve been sounding the alarm about the Average Sales Price for Condos vs Single Family Homes, which had been sinking to almost 50%. As a reminder, Condos have traditionally sold for about 55% of SFH prices in our County. With October’s price spike, condos now sit at over 59% – great news for condo owners considering a move up to a single-family home.

What Does this Mean?

Buyers:

There is still strong buyer activity — but only in specific price ranges. If you’re open to multiple towns, evaluate which area has less competition, not just which one has lower prices.

Sellers:

Market-ready homes are still receiving multiple offers. If you’re thinking about selling, focus on prepping your home properly. Simply listing a property “as-is” no longer produces last year’s results. Discuss upgrades or repairs with your agent to ensure your home attracts maximum attention.

As always, I look forward to connecting!

October 2025 Market Report

Nooks and Crannies

Nooks and Crannies in the Single-Family Market

Condos: Surprisingly Competitive

What Does this Mean?

Home

Properties

About Me

Blog

Neighborhood News