November 2025 Real Estate
Market Update
What’s happening now (last 3 months: Aug–Oct 2025)
$ / SF: $448/sf, flat YoY vs Aug–Oct 2024 (~$450/sf), and slightly up from early summer.
Days on Market: 16 days avg — up from 13 in May–Jul, but still well below last fall’s 27 days.
Closed Sales: 112 in Aug–Oct (+11% YoY vs 101).
New Listings: 200 in Aug–Oct (+9% YoY vs 184; down from ~230 in May–Jul).
Months of Supply: roughly 3.7, same as last year — a steady, balanced pace.
Active Listings (avg): ~139 over the past 3 months (+6% YoY).
Expired Listings: 37 vs 33 last year (+12% YoY).
Note: While inventory crept higher and sales volume improved, absorption stayed steady—buyers are taking slightly longer to commit, but demand remains strong relative to supply.
Year-to-Date (Jan–Oct 2025)
Sales: 360 vs 309 in 2024 (+17%) — a healthy rebound in buyer activity this year.
New Listings: 708 vs 637 (+11%) — more sellers entered the market, helping boost supply.
$ / SF: $445 vs $444 (flat, +0.4%) — prices have stabilized after several strong years.
DOM: 17 days vs 21 last year (–18%) — homes are still moving quickly when priced right.
Expireds: 95 vs 90 (+6%) — a modest rise, showing some resistance to overpricing.
Latest monthly snapshot (Oct 2025)
Sales: 44 | New listings: 83 | Active: 141
$ / SF: $471 | DOM: 12 | MOS: 3.0
What it means for sellers
Price for today’s market, not last spring. With Days on Market creeping back into the mid-teens and Months of Supply around 3.7, buyers have regained a touch of patience. Listings priced even 3–4% over market are tending to linger.
Condition still commands a premium. Updated, move-in-ready homes continue to achieve top dollar. Small upgrades—paint, lighting, landscaping—still have a big impact on buyer perception and sale price.
Capture the early buzz. The first 7–10 days after launch remain critical. Listings that come out polished and well-priced see faster offers and stronger terms.
Micro-market dynamics matter. Inside the Midtown High School zone, homes in Morningside, Virginia-Highland, and Ansley Park continue to outperform, while less-updated homes near the western edge of the district are moving more slowly.
Seller bottom line: It’s still a balanced market with a light seller tilt. Well-prepared listings are performing, but stretch pricing or dated condition will meet pushback faster than last year.
What it means for buyers
More choices, but prices are holding steady. With listings up 11% year-to-date and price growth flattening, buyers have more breathing room than last year—without seeing a price drop.
Focus on value per square foot and condition. With $/sf holding around $445, your leverage comes from comparing updates and location. Homes needing cosmetic or systems work may offer meaningful room to negotiate.
Be decisive on the right one. Turnkey listings near Midtown’s core neighborhoods still attract strong early interest—don’t hesitate when you find the right fit.
Watch for relists and stale listings. Slightly higher expired counts mean more homes are re-entering the market with price adjustments. Those can be solid opportunities for well-prepared buyers.
Buyer bottom line: The pace is calmer, inventory is healthier, and negotiation is back on the table—but desirable homes still move fast. The key is being ready, informed, and quick when the right one hits.
