Inventory for sale has remained relatively flat since February 2026. February ended at 376 AMI properties for sale and end of April has further decreased to 360. Inventory absorption which is a relative leading indicator for supply versus demand has decreased from December 2025 from 11.4 months to 8.8 months of inventory. As a reminder, our 10 year average inventory absorption is 8.1 months of inventory on hand. This represents a 17% reduction in months of inventory on hand. In summary, the data is pointing towards a turn in the market.
April 2025 vs April 2026 comparisons: Demand is up from last year. 28 single family properties sold versus 19 properties sold in 2025. Condominium sales are slightly up compared to April 2025. 7 sold in 2025 versus 8 in 2026.
April 2026 sold data: 50% of the single family sold properties in April 2026 were below a $2M price tag. This figure continues to improve which indicates buyers are returning to purchase AMI properties. For single family properties sold in April, 14% sold under $1M, 36% between $1M -$2M, 29% between $2M – $3M, and 21% between $3M – $5M. For condos sold in April 2026, 13 % sold under $0.5M, 87% between $0.5M and $1M.
Last month Comparisons: In the month of April we saw 26 properties go pending compared to last month, 41. 18 of those were single family homes and 8 were condominiums. For single family homes that went pending, 67% of those had a list price of more than $2M. Condo pending prices have moved to a more normal distribution with pending’s between $0.5M to $1M at 63% for April.
Single Family for sale Data: The distribution of single-family properties for sale is 6%, $1M or less, 32% is $1M – $2M, 17% is $2M – $3M, 27% from $3M to $5M and above $5M is 18%.
Condos for Sale Data: The distribution of condos for sale are 18% under $0.5M, 63% from $0.5M to $1M, and 19% above $1M for sale.
Summary: The data is pointing more and more towards buyers returning to purchase properties. Pending single family from March to April reduced 30% otherwise every data point shows a strong return of buyers. If you are buyer, now is the time to pounce on AMI property if you have been in the market any length of time. Momentum is building and the opportunity to negotiate larger than normal reductions with sellers is evaporating.
The lowest single family home for sale is 2811 Gulf Drive for $879k. It’s a 2 BR 2 Bath, sorry no pool however it is elevated and move in ready. If you are looking for a home on the Bay, 635 Key Royale for $7,485k is a great price. Built in 2015 it has all the bones and infrastructure to be a $10M house with a little TLC.
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!
