Prices fall for the fifth straight month and inventory keeps climbing, but rising mortgage rates and economic uncertainty threaten to derail the season
AUSTIN, Texas, April 1, 2026 /PRNewswire/ -- March arrived carrying genuine promise for a 2026 housing rebound, but the path to a big spring sales rebound has narrowed, according to the Realtor.com® March 2026 Monthly Housing Trends Report released today. Despite mortgage rates rising for four straight weeks and surging economic uncertainty which threatens to short-circuit the housing market for a second consecutive spring, the data so far suggest a market that hasn't been derailed, especially as pending sales are up 3.9% year over year, the third consecutive month of annual gains and new listings jumped 21.2% from February.
"The worry heading into April is that geopolitical tensions could cause history to repeat itself," said Danielle Hale, Chief Economist, Realtor.com®. "Last spring, tariff-driven uncertainty hit in early April and sidelined both buyers and sellers, setting up a summer where the two sides were simply too far apart to transact. The fundamentals this year are better, more inventory, lower prices, improved affordability, but if sellers pull back next month, we risk another spring that fails to launch."
Metric March 2026 Change over Change over Mar. 2025 Change over Mar. Change over Mar.
(YoY) 2019 2022
Feb. 2026 (MoM)
Median listing price $415,450 3.0 % -2.2 % 35.9 % 4.0 %
Active listings 964,477 5.4 % 8.1 % -13.6 % 172.4 %
New listings 439,000 21.2 % 0.7 % -8.1 % 0.9 %
Median days on market 57 -13 4 -8 24
Share of active listings with price reductions 16.2 % 1.0 -1.2 1.3 10.5
Median List Price Per Sq.Ft. $225 1.0 % -2.5 % 50.9 % 5.8 %
A More Buyer-Friendly Spring Takes Shape, Despite Headwinds
Despite the recent rise in rates, a few important differences point to a more buyer-friendly market than a year ago. Inventory and time on market have been growing for over two years, and the national median list price fell 2.2% year over year to $415,450 in March, the fifth consecutive month of year-over-year price declines. Price per square foot, which accounts for the changing size mix of homes on the market, fell a similar 2.5% to $225. Median asking prices were flat or falling in 35 of the top 50 markets. Meanwhile, rates remain lower than they were at this point last year (6.65% for March 2025) and combined with lower list prices, offer buyers a meaningful affordability improvement.
"Even with rates moving higher, buyers are in a better position than they were a year ago," said Jake Krimmel, Senior Economist, Realtor.com®. "Inventory has been growing for over two years, homes are sitting longer, and median list prices have now fallen year over year for five straight months. What's important is these are trends that hold not just nationally but across most regions and most metros. Sellers are also coming to market at more realistic prices rather than listing high and cutting later, which is a meaningful shift from 2025."
Inventory Continues to Grow, At a Slight Pace
Active listings rose 8.1% year over year to 964,477, up slightly from a 7.9% year over year increase as last month. The nationwide inventory recovery continues to stall out. In March 2025, for example, active listings were growing by 28.5% year over year. National inventory remains 13.8% below typical 2017-2019 pre-pandemic levels, a decent improvement from 16.8% last month. The sharpest metro-level gains were recorded in Seattle (+42.5%), Louisville (+34.0%), and Indianapolis (+27.0%), while active listings fell in Orlando, Jacksonville, Hartford, San Francisco, Miami, and Chicago.
"Inventory is still rising, but at a pretty modest, single-digit pace," said Krimmel. "We remain well below pre-pandemic norms nationally, and the gap is especially acute in the Northeast. Until supply in undersupplied markets catches up meaningfully, buyers there will continue to face a more competitive and expensive environment than what the national numbers suggest."
New Listings Edge Up Nationally
New listings jumped 21.2% from February to 439,000, a larger-than-typical seasonal surge and rose 0.7% year over year. March typically sees the biggest month-over-month jump in new listings of the entire buying season, averaging an 18% increase since 2017; this year it exceeded 20%. The metros with the strongest new listing growth year over year were Milwaukee (+20.4%), Memphis (+17.4%), and Richmond (+16.7%). Regionally, however, new listing trends were split, with the Northeast and Midwest posting slight year over year declines and the South and West modest gains.
"New listings jumped more than 20% from February to March, above the historical seasonal norm, and that's an encouraging sign of seller confidence," said Krimmel. "But what happens in April is the real test. March typically sets the table for the spring season, and last year we saw that momentum collapse almost immediately when economic uncertainty hit. Whether sellers stay engaged or pull back will tell us a great deal about where this market is headed."
Prices Soften as Homes Sit Longer -- for the 24th Straight Month
The median time on market reached 57 days in March, four days longer than a year ago, marking the 24th consecutive month of year-over-year deceleration in sales pace. Homes are still selling 5 days faster than pre-pandemic norms. Price cuts edged down year over year, with 16.2% of listings seeing a reduction compared to 17.4% a year ago -- suggesting sellers are coming to market at more realistic prices rather than listing high and cutting later, a meaningful behavioral shift from 2025.
"Homes are taking longer to sell for the 24th month in a row, and yet the share of listings with price reductions is actually down year over year," said Krimmel. "That combination tells us sellers are recalibrating. They are pricing more accurately at the outset rather than testing the market and cutting later. For buyers, that's a more straightforward environment to navigate than we saw through much of 2025."
Looking Ahead
The key variable to watch heading into April is new listings. Whether March's momentum carries forward will be a leading indicator of seller confidence -- and since most sellers are also buyers, it could be an indicator of demand as well. Last spring, tariff-driven uncertainty and recession fears hit in early April, sidelining both sellers and buyers and setting up what proved to be a slower summer. The concern now is that geopolitical tensions could cause history to repeat itself. If sellers pull back next month, the market risks another spring that fails to launch.
"March arrived with real momentum, rates below 6%, listings climbing, and cautious optimism building around the spring season," said Danielle Hale, Chief Economist, Realtor.com®. "Then the backdrop shifted. Mortgage rates have risen over the past four weeks, the Fed is signaling caution, and uncertainty is once again threatening to sideline buyers and sellers. So far, our data shows a market where so far none of the key warning signs are flashing red, but the path to a strong spring homebuying and selling season has narrowed."
March 2026 National and Regional Housing Overview
Region Active Listing New Listing Median List Median List Median List Price Median Days on Price Reduced Price Reduced Share, Y-Y
Count, YoY Count, YoY Price Price, YoY Per SF, YoY Market, Y-Y Share (Percentage Points)
(Days)
Northeast 7.9 % -1.2 % $510,948 -3.6 % 0.4 % 4 9.1 % -0.2
Midwest 13.6 % -1.3 % $309,500 -0.1 % 1.4 % 2 12.4 % -0.1
South 5.8 % 2.1 % $379,950 -2.5 % -3.5 % 4 18.4 % -1.9
West 10.6 % 2.4 % $592,500 -1.2 % -1.4 % 2 17.3 % -0.7
National Average 8.1 % 0.7 % $415,450 -2.2 % -2.5 % 4 16.2 % -1.2
Metro Active New Listing Median List Median List Median List Median Days on Price Reduced Price Reduced Share,
Listing Count, YoY Price Price, YoY Price Per SF, Market, YoY Share YoY (Percentage
Count YoY YoY (Days) Points)
Atlanta-Sandy Springs-Roswell, GA 8.2 % -5.6 % $412,500 3.1 % -0.1 % 3.5 19.5 % -1.2
Austin-Round Rock-San Marcos, TX 9.9 % -8.0 % $469,500 -7.9 % -7.1 % 9 20.9 % -1.3
Baltimore-Columbia-Towson, MD 17.9 % -4.4 % $361,993 -3.4 % 0.1 % 7.5 14.1 % 1.0
Birmingham, AL 11.3 % 9.2 % $295,763 3.8 % 1.1 % 1.5 15.3 % -0.9
Boston-Cambridge-Newton, MA-NH 15.3 % 15.4 % $828,750 -4.6 % 0.0 % 4.5 9.5 % -0.7
Buffalo-Cheektowaga, NY 19.1 % 13.4 % $256,500 -1.3 % 2.3 % 5.75 6.3 % 0.9
Charlotte-Concord-Gastonia, NC-SC 25.3 % 16.5 % $424,950 0.0 % -1.6 % 5.5 19.6 % -1.6
Chicago-Naperville-Elgin, IL-IN -0.8 % 0.1 % $362,051 0.6 % 1.7 % -1 9.8 % -0.9
Cincinnati, OH-KY-IN 22.4 % 4.1 % $344,950 3.0 % 1.7 % 7.75 13.3 % 0.0
Cleveland, OH 14.0 % 1.2 % $249,900 0.4 % 2.4 % 2 12.4 % -0.6
Columbus, OH 15.8 % -0.1 % $359,900 0.0 % -2.2 % 4 17.7 % -0.3
Dallas-Fort Worth-Arlington, TX 5.5 % -1.7 % $420,000 -0.8 % -1.9 % 2.5 20.8 % -2.6
Denver-Aurora-Centennial, CO 9.4 % -8.4 % $577,000 -1.4 % -3.1 % 3 20.6 % -3.8
Detroit-Warren-Dearborn, MI 24.2 % 3.5 % $239,900 -2.1 % 1.2 % 2.5 13.2 % 1.7
Hartford-West Hartford-East Hartford, CT -5.7 % -7.8 % $454,950 1.1 % -1.4 % 8.5 4.7 % -0.9
Houston-Pasadena-The Woodlands, TX 13.0 % 2.3 % $350,500 -4.0 % -2.7 % 4.5 17.7 % -0.5
Indianapolis-Carmel-Greenwood, IN 27.0 % 8.5 % $312,500 -0.8 % 6.3 % 7 19.8 % 0.8
Jacksonville, FL -16.4 % -11.0 % $389,900 -2.3 % -2.0 % 1 22.0 % -5.7
Kansas City, MO-KS 25.8 % 8.2 % $400,000 1.1 % 0.0 % -6.5 11.3 % 0.2
Las Vegas-Henderson-North Las Vegas, NV 18.4 % 6.1 % $468,100 -0.4 % -2.2 % 7.5 21.1 % -0.5
Los Angeles-Long Beach-Anaheim, CA 9.6 % -0.3 % $1,096,500 -7.0 % -3.4 % 3 12.9 % -0.4
Louisville/Jefferson County, KY-IN 34.0 % 11.3 % $302,000 -5.6 % 1.5 % 3.5 17.9 % 2.2
Memphis, TN-MS-AR 14.5 % 17.4 % $299,450 -10.3 % -6.3 % 4 18.8 % -1.7
Miami-Fort Lauderdale-West Palm Beach, FL -8.6 % -10.8 % $499,000 -2.5 % -1.9 % 6.5 16.3 % -5.0
Milwaukee-Waukesha, WI 17.9 % 20.4 % $387,858 3.4 % 5.0 % 2 10.9 % 1.9
Minneapolis-St. Paul-Bloomington, MN-WI 15.0 % 0.3 % $425,000 -4.7 % -1.4 % 2.5 10.7 % 0.5
Nashville-Davidson--Murfreesboro--Franklin,
TN 18.3 % 15.7 % $529,000 -1.1 % -1.2 % 5.5 15.9 % -0.9
New York-Newark-Jersey City, NY-NJ 3.5 % -0.6 % $750,000 -3.8 % 0.4 % 3 7.4 % 0.4
Oklahoma City, OK 12.6 % 4.1 % $318,450 0.2 % -0.9 % 7.5 18.2 % 0.0
Orlando-Kissimmee-Sanford, FL -0.5 % -4.5 % $419,000 -0.2 % -2.6 % 7 21.1 % -3.6
Philadelphia-Camden-Wilmington, PA-NJ-DE-MD 7.6 % -2.6 % $359,900 0.3 % 0.6 % 4 11.6 % -0.1
Phoenix-Mesa-Chandler, AZ 6.4 % 1.3 % $496,900 -4.4 % -1.2 % 3 29.7 % -3.0
Pittsburgh, PA 10.2 % -4.0 % $239,950 0.4 % 1.8 % 2.5 14.5 % 0.7
Portland-Vancouver-Hillsboro, OR-WA 11.4 % 10.5 % $575,000 -4.2 % -2.2 % -2 23.1 % 0.3
Providence-Warwick, RI-MA 0.6 % -1.6 % $554,950 0.9 % 9.8 % 11.5 8.6 % -0.3
Raleigh-Cary, NC 15.1 % 13.4 % $449,900 1.1 % -1.3 % 1.5 17.7 % -2.0
Richmond, VA 8.2 % 16.7 % $441,625 -0.7 % 1.7 % -5.5 9.4 % -0.8
Riverside-San Bernardino-Ontario, CA 0.9 % -0.7 % $593,795 -1.0 % -1.6 % 3 16.7 % -1.1
Sacramento-Roseville-Folsom, CA 3.2 % 10.1 % $621,495 -0.6 % 0.4 % 3 14.3 % -2.3
Salt Lake City-Murray, UT 5.0 % 5.0 % $550,000 -2.7 % -0.8 % -0.5 21.0 % -0.6
San Antonio-New Braunfels, TX 12.4 % 10.6 % $323,950 -3.3 % -4.6 % 0.5 23.7 % -1.3
San Diego-Chula Vista-Carlsbad, CA 5.4 % 2.0 % $925,000 -2.6 % -3.7 % 2 14.9 % -1.4
San Francisco-Oakland-Fremont, CA -6.0 % -0.1 % $985,000 3.7 % -2.3 % -2 10.3 % -1.4
San Jose-Sunnyvale-Santa Clara, CA 17.4 % 1.2 % $1,376,500 -0.9 % -3.5 % 1.5 11.5 % 2.6
Seattle-Tacoma-Bellevue, WA 42.5 % 3.5 % $769,485 2.6 % -1.2 % 2.5 15.4 % 4.2
St. Louis, MO-IL 11.1 % -5.2 % $280,900 -3.1 % 1.6 % 6.5 12.6 % 0.1
Tampa-St. Petersburg-Clearwater, FL 0.5 % -16.1 % $400,000 0.0 % -1.7 % 8.5 25.9 % -3.0
Tucson, AZ 10.4 % -0.1 % $384,440 -3.6 % -1.5 % 6.5 23.5 % -0.7
Virginia Beach-Chesapeake-Norfolk, VA-NC 7.4 % -1.7 % $412,500 3.1 % 1.8 % -2.5 14.3 % -0.9
Washington-Arlington-Alexandria, DC-VA-MD-WV 15.5 % 0.6 % $572,500 -5.4 % -3.7 % 6 12.0 % -0.3
Methodology
Realtor.com housing data as of March 2026. Listings include the active inventory of existing single-family homes and condos/townhomes/row homes/co-ops for the given level of geography on Realtor.com; new construction is excluded unless listed via an MLS that provides listing data to Realtor.com. Realtor.com data history goes back to July 2016. The 50 largest U.S. metropolitan areas as defined by the Office of Management and Budget (OMB-202301) and Claritas 2025 estimates of household counts.
Beginning with our April 2025 report, we transitioned to a revised national pending home sales data series that applies enhanced cleaning methods to improve consistency and accuracy over time. While the insights and commentary in this report reflect the new series, the downloadable data remains based on our legacy automated pipeline. As a result, there may be slight differences between the report figures and those in the national download file as we transition.
With the release of its January 2025 housing trends report, Realtor.com® restated data points for some previous months. As a result of these changes, some of the data released since January 2025 will not be directly comparable with previous data releases (files downloaded before January 2025) and Realtor.com® economics research reports.
Methodology for cancellations: A contract cancellation is counted if a listing was pending on one day and then back to active the next. It may miss a few that have been entirely delisted.
About Realtor.com®
Realtor.com® pioneered online real estate and has been at the forefront for over 25 years, connecting buyers, sellers, and renters with trusted insights, professional guidance and powerful tools to help them find their perfect home. Recognized as the No. 1 site trusted by real estate professionals, Realtor.com® is a valued partner, delivering consumer connections and a robust suite of marketing tools to support business growth. Realtor.com® is operated by News Corp [Nasdaq: NWS, NWSA] [ASX: NWS, NWSLV] subsidiary Move, Inc.
Media contact: Mallory Micetich, press@realtor.com
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SOURCE Realtor.com
