Three homes closed in 76541 last week.114 are sitting active.
I don't really love reporting a number this small. But three is three, and I'm not going to dress it up.
Three homes closed in 76541 this week. Against that, 114 homes are sitting active right now. Six new listings came on. Six price cuts landed. And only three sales happened to absorb any of it.
Let's sit with that for a second. Six new. Six cuts. Three closed. Whatever measuring stick you use, the market took in more than it moved out.
This isn't a one-week blip either. Last week's story was the price cuts more than doubling the new listings. That gap has since closed, six and six now, even. But the deeper problem didn't go away. It just showed up in a different number this week: the sales-to-active ratio. Three sales against 114 actives is thin no matter which week you're standing in.
Here's the split worth knowing if you're on either side of this. 55 of those 114 active listings are priced below the $139,900 median, sitting at a median of 59 days on market. The other 58 are priced at or above that median, and they're sitting a lot longer: 74.50 days. Price matters here right now, more than it usually does.
If you're selling: the six price cuts this week tell you where sellers are landing when they misjudge the number. 1105 Swope Dr came down $10,000 to $125,000 after 25 days. 210 Carter St came down $5,000 to $80,000 after 214 days on market. That's the range you're choosing between: cut early or cut late, but the data says almost nobody is skipping the cut altogether right now.
If you're buying: 114 active listings against 3 closings is a lot of room to negotiate from, especially above that $139,900 median line where homes are sitting 74.50 days. You have time. Use it.
What would change this read: if next week's closings climb back into the double digits while active inventory holds flat, that's absorption catching up and this whole thing resolves itself. If actives keep climbing while closings stay this low, that's a second straight month of the same imbalance, and that's a different story.
I want to be straight about what this doesn't tell you. Three closings is too small a sample to say anything about where sold prices are heading. There's no median sale price in this data at all this week, just a count. So take this for what it is: a read on supply versus absorption, not a read on values.
If you want to know where your specific street sits inside these two price bands, that's a five-minute conversation, not a listing pitch.
Sandee