Published October 11, 2026 in Market Update

Primary market inventory is down, even with rates above 7%

By Brian Sacks

Real estate, Primary market

The one fact that changes what you should do right now: the Real Estate Data Aggregator counted only 3,333 homes for sale across the Primary market, down 25.9% from a year ago. Less competition on the seller side. Fewer choices on the buyer side. That shapes every decision.

Freddie Mac put the 30-year fixed rate at 7.40% as of October 8, 2026. Rates that high usually slow things down. Here, inventory kept falling anyway. That tells you demand is still real, even if it is quieter than a few years ago.

More homes sold while fewer came to market. The Real Estate Data Aggregator shows sales up 6.4% and new listings down 4.3%, both in the same three months. That gap is why the shelf is thinning.

How each ZIP code looks

The market is not one thing. Each ZIP tells its own story. Here are the median sale prices the Real Estate Data Aggregator recorded for the three months ending August 31, 2026.

Some ZIPs saw prices rise. Others dipped a little. In 32082, the median fell 18.8% to $852,500, yet sales there jumped 17.8%, according to the Real Estate Data Aggregator. More buyers, lower price. That is not a broken market. It is a repriced one.

In 32136, the Real Estate Data Aggregator shows the median climbed 22.4% to $545,990. Pending sales there rose 24.7%. Price and demand moved up together. Not every ZIP is the same story.

How fast homes are moving

Speed varied a lot by ZIP. The Real Estate Data Aggregator recorded a median of 45 days on market in 32223, and 110 days in 32136. Pricing and condition still drive the difference.

In 32259, the Real Estate Data Aggregator shows homes sold 29 days faster than a year ago. The median there is now 63 days. That is a real shift. In 32136, days on market went 7 days longer. Not every ZIP tightened.

Homes going under contract quickly

One signal worth watching: the share of homes that went under contract within two weeks of listing. The Real Estate Data Aggregator tracked this for each ZIP in the three months ending August 31, 2026.

In 32223, the Real Estate Data Aggregator shows that share jumped 18.8 points in a year. In 32082, it rose 13.3 points. In 32136, it rose 13 points. Buyers are deciding faster in many parts of this market.

What the national picture adds

The National Association of Realtors reported 4.9 months of supply nationally, the highest level in over ten years. The Primary market sits well below that in most ZIPs. Supply here is tighter than the country as a whole.

The National Association of Realtors also reported that existing home sales fell 2.0% month over month in August 2026, though they are up 1.6% year to date. Nationally, things are mixed. Locally, the Real Estate Data Aggregator shows sales up 6.4% in this market.

Realtor.com reported that active listings nationally rose 6.7% from a year ago as of October 8, 2026. The Primary market went the other way: the Real Estate Data Aggregator shows inventory here fell 25.9%. This market is not following the national trend.

Sale price as a share of list price

Most ZIPs came in between 97% and 99% of list price, according to the Real Estate Data Aggregator. That means sellers are getting close to what they ask, but not always every dollar. Pricing accurately still matters.

In 32136, the sale-to-list ratio was 95.5%, the lowest in the market. Homes there also took a median of 110 days to sell. Buyers there had more room to negotiate. That is worth knowing on both sides.

Months of supply: how much runway sellers have

Months of supply tells you how long the current stock would last at today's sales pace. Below three months generally favors sellers. Above four tends to give buyers more time.

32068 has 4.5 months of supply, the most in the market. It also saw inventory rise 8.1% from a year ago, the only ZIP where that happened, per the Real Estate Data Aggregator. Buyers in 32068 have a bit more to choose from.

These numbers cover the three months ending August 31, 2026. They are a snapshot, not a forecast. One street can read very differently from the ZIP code around it. If you want to know where your home sits in this picture, reach out.