Inventory for sale this past month dropped by an additional 4% on top of 21% in the month of August. We have gone from 326 AMI properties for sale in August to 245. In addition, demand has spiked with 53 AMI properties sold in September. We have to go back approximately 5 years to find a month with this many AMI properties sold. The large increase in demand has also dropped inventory absorption from 9.1 months of inventory for sale to 7.4 months on hand.
September 2025 vs September 2026 comparisons: Demand for single family homes more than doubled since last month. 40 single family properties sold versus 10 properties sold in 2025. Condominium sales are up as well. 5 sold in 2025 versus 13 in September 2026.
Last month Comparisons: In the month of September we saw 17 single family properties went pending compared to last month, 26. The average for single family pending so far this year has been 19. Condos remained relatively flat, 10 in August versus 7 in September. The average so far for condo pending’s in 2026 has been 8.
Single Family for sale Data: The distribution of single-family properties for sale is 7%, $1M or less, 26% is $1M – $2M, 22% is $2M – $3M, 19% from $3M to $5M and above $5M is 26%.
Condos for Sale Data: The distribution of condos for sale are 28% under $0.5M, 60% from $0.5M to $1M, and 12% above $1M for sale.
Executive Summary: With no hurricanes, September data appears to be pointing us in a direction that the tides could be turning from a buyer’s market to neutral and perhaps even leaning into a seller’s market. It’s a little too early to jump to conclusions but, inventory continues to drop. We have to go back about 5 years to find a similar month for the number of sold properties last month. My one hesitation is that sold AMI properties for July and August were weak and this could be pent up contracts that finally got to the finish line. Inventory absorption dropping below the average of 8.0 for Q3 is definitely indicating the tides are shifting as well.
I would encourage any buyers to start watching for their perfect “peace” of paradise and don’t hesitate if you see something that checks all the boxes. If you are on the sidelines waiting to sell, inventory is 30% lower than usual. Furthermore, in the month of September, the $3M – $4.99M active range for single family properties went from 46 properties for sale to 28 while above $5M went from 26 for sale to 39. This is yet another encouraging sign buyers are coming back and if you have a property in the $3M – $4.99 M range consider listing your property now. The AMI single family inventory for sale in this category is definitely lighter than normal.
We would love the opportunity to help sell your property or start the process of sending real-time actives, pending and sold property so the education process can begin towards the purchase of your AMI home away from home.
Thanks so much – Larry Chatt. Keep those emails coming!
