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Explore PlansHouseCanary's July 2026 Market Pulse shows a single-family detached housing market in balance. Total inventory sits 5.8% above year-ago levels, buyer demand held close to steady with 297,683 properties going under contract, and prices continued to move at a moderate pace. Months of inventory stands at 4.78, and median days on market eased to 48, down from 50 one year ago. Taken together, the July data point to a market that is still normalizing rather than tilting sharply toward buyers or sellers.
Inventory Extends Its Climb as Supply Nears Buyer Territory
Total single-family detached inventory rose 5.8% year-over-year in July, continuing the return to average historical levels even as net new listings decline. Measured against July 2024, inventory is up 21.6%.
Months of inventory stands at 4.78 — a neutral reading that is trending toward buyer's-market territory. Median days on market declined to 48 days, down 4.0% from 50 days one year ago, a sign that homes are still clearing at a healthy pace even with more supply available.
Buyer Demand Holds Steady as New Supply Pulls Back
Buyer activity remained robust through July. 297,683 single-family detached properties went under contract, down 1.7% versus July 2025, while net new listings fell 9.8% to 273,376. The decline in net new listings was driven by a 4.0% decrease in new listing volume combined with an 18.6% increase in removals.
Over the trailing 52 weeks, contracts totaled 2,911,487, up 0.3% year-over-year, while net new listings of 2,850,204 were down 4.0%. With contracts running ahead of net new listings, net new inventory was negative across both windows — down 61,283 units over the past 52 weeks and down 24,307 in July alone.
Prices Stay Stable as Closed Values Climb
Single-family detached prices exhibited stability in July. The median listing price was $458,932, down 0.9% year-over-year, while the median closed price rose 5.8% to $451,025. Month-over-month, the median listing price decreased 1.0%, reflecting typical seasonality, while the median closed price edged up 0.4%.
On a per-square-foot basis, the median listed price-per-sqft is $237.6 (down 1.9% YoY) and the median closed price-per-sqft is $244.5 (up 3.2% YoY). The sale-to-list price ratio stands at 98.2%, and price cuts are down 3.3% versus July 2025 — continuing to pull back from the multi-year high reached in 2025.
Rental Market: Supply Tightens Further as Rents Ease
The single-family detached rental market saw inventory contract 16.0% year-over-year, and it now sits 3.9% below July 2024 levels — a continuation of the rental supply tightening tracked through the first half of the year. The median listed rent declined 1.0% year-over-year to $2,515 and was unchanged month-over-month.
Tighter supply paired with flat rents suggests landlords are continuing to price competitively even as fewer single-family rentals reach the market.
Condo Market: Buyer's-Market Conditions Deepen
The condo market — which includes townhomes, rowhomes, and other single-family attached units — continues to run more buyer-friendly than the detached segment. Total condo inventory is up 7.8% year-over-year and up 27.5% versus 2024. Months of inventory stands at 6.15, squarely in buyer's-market territory, while median days on market eased to 62 days, down from 63 one year ago.
60,588 condos went under contract in July, down 3.2% year-over-year, while net new condo listings fell 9.9% to 54,855. Unlike the detached segment, that decline was not a function of fewer new listings — new condo listing volume actually rose 0.4% — but of a 26.0% increase in removals.
Condo pricing remains softer than detached. The median condo listing price was $394,967, down 3.6% year-over-year, while the median closed price was $396,424, up 2.0%. The sale-to-list ratio for condos sits at 97.0%, and condo price cuts are down 5.3% compared with July 2025. In the condo rental market, the median listed rent fell 3.4% year-over-year to $2,330, while condo rental inventory rose 1.9%.
Key July 2026 Highlights
All single-family figures below reflect Single-Family Detached (SFD) homes; condo metrics are summarized in the Condo Market section above.
- Net New Listings (SFD): 273,376 in July (down 9.8% YoY)
- Contracts (SFD): 297,683 in July (down 1.7% YoY)
- Inventory (SFD): +5.8% YoY; months of supply at 4.78
- Days on Market (SFD): 48 (down from 50 YoY)
- Prices (SFD): Listing –0.9% YoY ($458,932) | Closed +5.8% YoY ($451,025)
- Rental Market (SFD): Inventory –16.0% YoY | Median rent $2,515 (–1.0% YoY)
- Condo Market: Inventory +7.8% YoY | Months of supply at 6.15 | Listing prices –3.6% YoY
The Bottom Line
The July 2026 Market Pulse shows a U.S. housing market that has settled into balance heading into late summer. Continued inventory growth, steady buyer activity, and moderate price trends support a sustainable market environment across both segments — with condos remaining noticeably more buyer-friendly than single-family detached homes.
Explore the full July 2026 Market Pulse Report to access detailed data, trends, and regional breakdowns shaping today's housing market.
