July 2026 East Shore Market Update

Taloha!

July brought another increase in inventory across the East Shore market, giving buyers more choices as we move through the heart of the summer selling season. Active listings continued to build, while new listing activity held steady and pending sales edged higher. At the same time, the number of price reductions increased noticeably, suggesting sellers are having to pay closer attention to pricing as buyers become more selective.

Homes also spent somewhat longer on the market in July after June’s unusually fast pace. Even with these shifts, pending activity remained solid and months of inventory actually declined from June, indicating that buyers are continuing to absorb available supply.

Here are the stats:

Total Listing Count: 125 homes (↑ from 121 in Jun)
Total listings increased modestly in July, continuing the steady buildup in inventory that began this spring. Buyers now have considerably more options than they did during the winter months, although inventory remains below the levels seen last summer.

Active Listing Count: 107 homes (↑ from 100 in Jun)
Active inventory increased again in July, reaching its highest level since last fall. The additional supply is creating more competition among sellers and giving buyers greater flexibility when comparing properties.

New Listing Count: 31 homes (unchanged from Jun)
Thirty-one new listings came to market in July, matching June. New supply has remained relatively strong throughout the summer, helping replenish inventory even as properties continue to go under contract.

Pending Listing Count: 32 homes (↑ from 30 in Jun)
Pending activity increased slightly from June, indicating that buyer demand remains steady despite the larger selection of available homes. While activity is well below May’s unusually high level, contract volume continues to support the market.

Median Listing Price: $2,022,500 (↑ from $1,775,000 in Jun)
The median asking price increased in July after dipping in June. As with price per square foot, this figure can shift based on the mix of properties available, particularly on the East Shore where higher-priced homes can influence the monthly median.

Median Price Per Square Foot: $914 (↑ from $887 in Jun)
Median asking price per square foot increased in July after declining in June. At $914 per square foot, the figure remains within the range seen throughout much of the past year and continues to reflect the changing composition of available inventory rather than a uniform change in property values.

Median Days on Market: 63 days (↑ from 49 in Jun)
Homes took somewhat longer to secure accepted contracts in July, with median market time increasing from 49 to 63 days. Even with the increase, marketing times remain considerably shorter than they were during the winter and early spring.

Price Reductions: 32 homes (↑ from 20 in Jun)
Price reductions increased sharply in July and reached the highest level of the past year. With more inventory available, buyers can be more selective, and sellers whose homes are not generating activity are increasingly adjusting their asking prices. This reinforces the importance of accurate pricing from the outset.

Months of Inventory: 4.8 months (↓ from 5.5 in Jun)
Despite the increase in active listings, months of inventory declined from 5.5 to 4.8 months in July. This suggests that available supply continues to be absorbed at a relatively healthy pace and that the market remains active even as buyers gain additional choices.

July’s numbers point to a market that is becoming more competitive for sellers while still maintaining steady buyer demand. Inventory continues to expand and price reductions are becoming more common, giving buyers more negotiating room than they had earlier in the year. At the same time, pending sales remain stable and months of inventory declined, showing that well-positioned properties are still finding buyers.

As we move through the second half of the summer, pricing, condition, and location are becoming increasingly important. Buyers have more properties to choose from and appear willing to wait for the right opportunity, making thoughtful preparation and accurate pricing particularly important for sellers.