Inventory for sale this past month dropped by 21%! From 326 AMI properties for sale to 256. Unfortunately demand has wavered for August with 28 properties sold, 15% lower than the average so far for 2026. The large reduction in for sale properties has brought the inventory absorption down to a more reasonable 9.1 months of AMI inventory for sale.
August 2025 vs August 2026 comparisons: Demand for single family homes is relatively flat from last year. 17 single family properties sold versus 20 properties sold in 2025. Condominium sales are slightly up. 7 sold in 2025 versus 10 in June 2026.
Last month Comparisons: In the month of August we saw a big uptick, 26 single family properties went pending compared to last month, 14. The average for single family pending so far this year has been 19. Condos remained relatively flat, 12 in July versus 10 in August. The average so far for condo pending’s 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, 21% is $2M – $3M, 29% from $3M to $5M and above $5M is 16%.
Condos for Sale Data: The distribution of condos for sale are 30% under $0.5M, 56% from $0.5M to $1M, and 15% above $1M for sale.
Summary: August provides mixed results. I would hypothesize the large drop in $5M+ single family properties for sale is part of our severe 20% drop in inventory for sale. Entering the slow tourism season, sellers pushing the envelope on their market price understand this is the time to remove their property from the market. Properties priced at market are selling as we continue to be in a neutral market. Neither a buyer’s market nor seller’s market. One positive note is the significant increase in single family properties that went pending in August. With the windy season ahead of us the uptick of almost double versus July is a big surprise.
Property of the month: Blue Lagoon unit #3 for $869,000. 2 bedroom, 2 bath with fabulous rental income. The small 3 building condo complex is 2 blocks to the beach with a fabulous pool equipped with a large waterfall. It would be a great starter for anyone looking to jump on the AMI investment property “bus.”
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!