July 2026 Housing Market Update: What Buyers and Sellers Should Know
Buyers had more to choose from in July 2026 as inventory rose from both the previous month and a year ago, while prices held flat month over month across the 46 metro areas surveyed. The national median sales price was $450,000, up 3.4% from July 2025, and buyers paid an average of 99% of asking price. Home sales slipped from June but still finished ahead of last year. Here is what the latest REMAX National Housing Report says about July 2026 home prices, sales and inventory, and what it means for buyers and sellers.
Key Takeaways
- Home sales fell 5.7% from June but were up 2.5% from July 2025.
- The median sales price held at $450,000, flat from June and up 3.4% from a year ago.
- New listings rose 1.4% year over year but were down 2.7% from June.
- Total inventory grew 2.8% from June and 4.7% from July 2025.
- Homes sold in 45 days on average, three days slower than June and one day slower than last July.
- Months’ supply of inventory was 3.0 and the average close-to-list price ratio held at 99%.
Watch: July’s market in 40 seconds
What Happened to Home Sales in July?
Home sales slipped 5.7% from June but held 2.5% above July 2025, a sign of steady year-over-year demand even as monthly activity cooled. Results ranged widely by metro. Bozeman, MT led annual sales growth at 22.9%, followed by Wichita, KS at 13.4%, Honolulu, HI at 11.9%, Miami, FL at 11.8% and Minneapolis, MN at 11.6%. The biggest annual declines came in Raleigh, NC, down 7.3%, followed by Birmingham, AL, down 4.9% and Houston, TX, down 3.9%.
Miami stood out, with closed sales up 11.8% from a year ago and a spot among the top five metros for annual growth. Anthony Askowitz, Broker/Owner of REMAX Advance Realty in Miami, described his market this way: “This month’s data reflects the ever-changing real estate market in Miami. We had more sales in July as buyers found opportunities across a wider range of price points. Sellers are also becoming savvier and understand that they need to price appropriately if they don’t want their property to sit on the market. As agents, our focus remains on educating buyers and sellers on today’s market reality and what to expect in a given price range.”
How Did July 2026 Home Prices Move?
The national median sales price was $450,000 in July 2026, flat from June and up 3.4% from July 2025. The median listing price of newly listed homes was down 1.1% from June and up 1.8% year over year, which points to steady rather than accelerating price growth. The biggest annual gains came in Trenton, NJ, up 8.1% to $574,500, Pittsburgh, PA, up 7.3% to $279,000 and New York, NY, up 6.1% to $700,000. A few markets saw prices ease, led by Bozeman, MT, down 12.6% to $690,000, Wichita, KS, down 3.8% to $250,000 and San Antonio, TX, down 3.2% to $319,000. For sellers, flat national pricing supports realistic listing expectations. For buyers, the numbers suggest waiting for broad price drops may not pay off in most markets.
What Happened to New Listings?
New listings rose 1.4% compared with July 2025 but dipped 2.7% from June. The annual gain gives buyers a slightly larger pool of fresh options in many metros. The biggest year-over-year increases came in Anchorage, AK at 21.6%, St. Louis, MO at 12.3% and Indianapolis, IN at 10.7%, with Providence, RI and Minneapolis, MN close behind. The sharpest pullbacks were in San Antonio, TX at 11.3%, Baltimore, MD at 8.1% and San Diego, CA at 5.7%.
Is There Enough Inventory for Buyers?
Total inventory rose 2.8% from June and 4.7% from July 2025, continuing a stretch of measured rather than dramatic supply growth. Months’ supply of inventory came in at 3.0, up from 2.7 in June and 2.9 in July 2025. A reading around three months sits near the line between a buyer’s and a seller’s market. The most buyer-friendly markets by months’ supply were Miami, FL at 6.2, San Antonio, TX at 6.0 and Houston, TX at 5.2, with Los Angeles, CA and San Diego, CA both above 4.5. The tightest markets were Hartford, CT at 0.9, Albuquerque, NM at 1.3 and Philadelphia, PA at 1.4, followed by St. Louis, MO and Tulsa, OK at 1.5.
How Fast Did Homes Sell in July 2026?
Homes sold in an average of 45 days, three days slower than June and one day slower than July 2025. The quickest markets were Hartford, CT at 18 days, Omaha, NE at 25 days and Anchorage, AK at 25 days, with Cincinnati, OH and Chicago, IL close behind. The slowest were San Antonio, TX at 85 days, Miami, FL at 77 days and Phoenix, AZ at 74 days. In the fastest metros, buyers who delay risk losing the right home to another offer, which makes pre-approval and quick decisions valuable.
How Close to Asking Price Are Buyers Paying?
The average close-to-list price ratio was 99%, unchanged from both June and July 2025. A ratio above 100% means homes sold for more than the list price. San Francisco, CA led at 105.2%, followed by Hartford, CT at 104.7%, New York, NY at 102.4% and Trenton, NJ at 101.4%. Buyers found the most room to negotiate in Miami, FL at 94.4%, Tampa, FL at 97.0% and Houston, TX at 97.1%.
What Does the July 2026 Market Mean for Buyers and Sellers?
For buyers, inventory keeps building and months’ supply crossed 3.0, which means more choice than earlier in the year, though the fastest metros still reward decisive offers. Getting pre-approved and working with an agent who knows local pricing helps buyers move with confidence.
For sellers, accurate pricing carries the most weight. Well-priced homes are still drawing demand, while overpriced listings risk sitting as more inventory comes online. Conditions range from 0.9 months’ supply in Hartford to 6.2 in Miami, so a local REMAX agent can read these conditions market by market and build a plan that fits.
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July 2026 Housing Market FAQ
What is the median U.S. home price in July 2026?
The national median sales price in July 2026 was $450,000, flat from June 2026 and up 3.4% from July 2025, according to the REMAX National Housing Report.
Are home sales rising or falling in 2026?
Home sales fell 5.7% from June to July 2026 but were up 2.5% compared with July 2025. Most of the 46 metro areas surveyed still posted annual gains.
Are more homes coming on the market in 2026?
New listings rose 1.4% year over year in July 2026, though they dipped 2.7% from June. Total inventory grew 2.8% from June and 4.7% from a year ago.
How long does it take to sell a home in July 2026?
Homes sold in an average of 45 days in July 2026, three days slower than June and one day slower than July 2025.
Is it a buyer’s or seller’s market in July 2026?
With 3.0 months’ supply of inventory and an average close-to-list ratio of 99%, most metros sat near balanced in July 2026, with a slight edge to sellers. Conditions vary widely, from 0.9 months’ supply in Hartford, CT to 6.2 in Miami, FL.
