Published September 28, 2026 in Market Update

Homes under $1M got their price. Above $1.8M, only 18.2% did.

By Leigh-Ann Parkinson

Real estate, All 2026 09 27T233124.396

Price under $1,000,000 and nearly half of sellers got their full ask or more. Price above $1,800,000 and only 18.2% did. That is the whole story of this market right now.

Under $1M, 46% of sellers got their full price or better

Fifty homes sold in the under-$1,000,000 range. Twenty-three of them closed at or above what the seller first asked. The typical one sold in 43 days and got 96.4% of its first price. That last number matters: even the homes that did not hit their full price came very close. The gap between what sellers asked and what they got was small. If you are priced here and your home is in good shape, the market is still working in your favor.

Above $1.8M, the market shifts hard against sellers

Forty-four homes sold at $1,800,000 and up. Only 18.2% of those sellers got their full price. The typical home in that range took 93 days to sell and closed at 90.6% of what it first asked. The higher the price, the harder it is to hold your number. Homes priced between $1,750,000 and $2,750,000 had the highest rate of coming off the market with no sale at all: 39.5% of homes that tried in that range gave up without selling.

Wait six months to sell and you give up more than 15 cents on every dollar

Price range is not the only thing that costs sellers money. Time does too. Homes that sold in their first month closed at exactly 100% of what they first asked. Homes that took five to six months closed at 88.5%. Homes that took over six months closed at 84.2% of their first price. The typical home that dragged on past six months sat for 250 days. That is not a market problem. That is a pricing problem that compounds with every week that passes. The homes that sold fast were priced to sell from day one. The ones that lingered were not, and the numbers show exactly what that cost them.

What this means if you are selling or buying right now

If you are selling, the price you pick on day one is the most important decision you make. Nearly 6 in 10 homes for sale right now have already dropped their price, and the typical cut is $100,000. That drop does not just cost money. It costs time, and time costs more money. Homes priced under $1,500,000 gave up at a rate of 11.5% to 21.9%. Homes priced between $1,750,000 and $2,750,000 gave up at 39.5%. If your home sits in that upper range, the first number you put on it matters more than anything else you do.

If you are buying, you have more room to negotiate than you did a year ago, especially above $1,350,000. There are 82 homes for sale right now and 58.5% of them have already come down from their first price. The market sits at 4.4 months of supply, which is between the point that favors sellers (under 4 months) and the point that favors buyers (over 6 months). Rates are not helping either side: the 30-year fixed averaged 7.03% as of September 24, 2026, up from 6.95% the week before and well above the 6.30% from a year ago, according to Freddie Mac's weekly survey. That rate makes every dollar of price matter more.