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The Sweet Spot |
| I hope you had a wonderful Thanksgiving break – and welcome back to the grind as we close out our 2025! It’s been a bumpy year for the Fairfield County housing market, but we are finally getting some clarity as to what is happening, and how to predict the performance of the market moving forward. |
The Sweet Spot is Coming into FocusOn a baseball bat, there’s an area in the middle that best transfers power from the swing to the ball… it is called the Sweet Spot. It’s not impossible to hit a home run if contact happens outside of this zone, nor is it a guarantee that you’ll hit a home run if contact happens here… but it’s much easier to launch that score-making hit when the contact is right. You can think of our Single Family Housing market this way. Looking at the bottom right of Page 2, you can see that there are 3 price ranges that are really excelling in our county:
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| There are still “bargain” properties being sold (and plenty of them), but they are taking longer to sell than last year, and are not achieving anywhere near the over ask performance they did last November. If you have a home to sell in the $900k – $1.8M range that is in market-ready condition, you are sitting pretty comfortably in the Sweet Spot. Is that a guarantee of a home run? No, but I’d rather be in your shoes than trying to sell a $600k home right now. |
Condos: Continuing their Volatility |
| Oh… how great it must feel to have sold your condo in October, when the Median Sales price was $449k (top right of Page 3). November saw that number crash to $400k, meeting last November’s median sale. All the market appreciation that was gained this year vanished in a single month (but I expect it to bounce back in December). |
| Last month we were discussing the lack of inventory driving the Median Price up, this month we can discuss the huge drop in buyer activity (shown by the 21.7% drop in pendings)… buyers were just not interested in what the Condo market had to offer in November. History tells us that this too shall pass, but it’s little consolation to sellers looking to offload their units. |
What Does this Mean? |
| Buyers: |
| There is now a fairly large glut of SFH inventory in the lower price ranges… you may not want to buy a home with compromises to it, but the financial benefit to doing so now is rather enticing. Talk to your lender about possibilities including using a renovation loan to get that brand new home on a much better budget! |
| Sellers: |
| In the Single Family Market, realize that selling As-Is is not taking a BIG bite out of your sales price.. if it’s possible, renovate before your list. In the Condo market, hold on, it’s going to be a bumpy ride for the next few months. |
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As always, I look forward to connecting! |
Market Report •
December 10, 2025
November 2025 Market Report
