Inventory Watch

July 7, 2025

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It looks like the inventory has finally peaked for 2025 – phew!

But it also means that there be fewer creampuffs – and more refreshed listings – coming to market the rest of the way. Think the inventory is stale now? It will most likely get worse.

Want to predict the future?

Look at the green line in the graph above. The pendings lagged a bit after Liberation Day, but bounced back in early May to pick up the pace again. If it weren’t for that blip, the pendings have mirrored the path from last year – and it will probably do the same the rest of the way.

Home sellers should get ‘er done now, rather than risk having to compete with a surge of inventory next year. In fact, I think we can re-define the selling season for the next few years.

Hot in January and February. Then sluggish the rest of the way as inventory loads up which causes the second half of the year to be particularly unnerving and less productive except for the sharks.

The $0 – $2,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 6, 2025	43	$918/sf	63	27
Jan 13	45	$936/sf	53	22
Jan 20	47	$908/sf	54	25
Jan 27	48	$904/sf	48	32
Feb 3	51	$914/sf	47	41
Feb 10	45	$935/sf	46	45
Feb 17	45	$916/sf	46	46
Feb 24	45	$958/sf	48	40
Mar 3	50	$950/sf	37	42
Mar 10	55	$908/sf	36	45
Mar 17	53	$891/sf	35	50
Mar 24	53	$898/sf	30	51
Mar 31	58	$878/sf	35	44
Apr 7	56	$867/sf	30	43
Apr 14	63	$906/sf	32	40
Apr 21	59	$936/sf	35	37
Apr 28	74	$899/sf	32	39
May 5	83	$907/sf	30	47
May 12	72	$916/sf	34	44
May 19	70	$898/sf	38	51
May 26	74	$923/sf	39	43
Jun 2	76	$912/sf	39	36
Jun 9	87	$939/sf	38	36
Jun 16	83	$922/sf	41	48
Jun 23	89	$930/sf	46	52
Jun 30	96	$938/sf	42	57
Jul 7	83	$944/sf	45	63

The $2,000,000 – $3,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 6, 2025	55	$1,029/sf	66	36
Jan 13	58	$990/sf	63	31
Jan 20	64	$1,018/sf	57	26
Jan 27	64	$1,025/sf	53	31
Feb 3	71	$1,009/sf	50	31
Feb 10	75	$1,005/sf	46	36
Feb 17	81	$1,015/sf	44	39
Feb 24	80	$1,012/sf	38	52
Mar 3	80	$1,034/sf	33	49
Mar 10	92	$1,029/sf	37	44
Mar 17	98	$1,015/sf	39	44
Mar 24	98	$1,008/sf	41	52
Mar 31	100	$997/sf	44	54
Apr 7	94	$940/sf	43	54
Apr 14	96	$962/sf	42	53
Apr 21	107	$1,000/sf	43	53
Apr 28	109	$1,010/sf	44	49
May 5	124	$1,036/sf	40	50
May 12	120	$1,041/sf	43	57
May 19	133	$1,034/sf	43	49
May 26	133	$1,055/sf	47	53
Jun 2	140	$1,039/sf	48	51
Jun 9	149	$1,042/sf	45	45
Jun 16	157	$1,043/sf	46	44
Jun 23	163	$1,028/sf	45	43
Jun 30	156	$1,030/sf	45	46
Jul 7	144	$1,048/sf	47	46

The $3,000,000 – $4,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 6, 2025	44	$1,091/sf	82	19
Jan 13	46	$1,122/sf	77	19
Jan 20	52	$1,156/sf	70	16
Jan 27	49	$1,197/sf	67	20
Feb 3	56	$1,182/sf	55	21
Feb 10	58	$1,158/sf	51	25
Feb 17	58	$1,179/sf	54	24
Feb 24	56	$1,168/sf	52	24
Mar 3	51	$1,147/sf	56	31
Mar 10	56	$1,240/sf	61	34
Mar 17	60	$1,209/sf	61	36
Mar 24	60	$1,209/sf	62	39
Mar 31	62	$1,158/sf	64	34
Apr 7	68	$1,208/sf	59	34
Apr 14	79	$1,193/sf	55	26
Apr 21	85	$1,230/sf	54	28
Apr 28	85	$1,198/sf	53	28
May 5	82	$1,179/sf	56	28
May 12	89	$1,148/sf	53	30
May 19	88	$1,161/sf	56	28
May 26	85	$1,157/sf	58	26
Jun 2	81	$1,162/sf	58	22
Jun 9	89	$1,146/sf	58	21
Jun 16	95	$1,107/sf	56	17
Jun 23	101	$1,146/sf	58	18
Jun 30	102	$1,192/sf	56	24
Jul 7	102	$1,176/sf	55	21

The $4,000,000+ Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 6, 2025	160	$1,822/sf	105	27
Jan 13	156	$1,868/sf	105	31
Jan 20	170	$1,936/sf	95	29
Jan 27	180	$1,877/sf	90	31
Feb 3	189	$1,884/sf	85	31
Feb 10	189	$1,864/sf	88	29
Feb 17	192	$1,875/sf	90	32
Feb 24	195	$1,869/sf	91	34
Mar 3	200	$1,860/sf	87	34
Mar 10	213	$1,811/sf	83	36
Mar 17	208	$1,755/sf	85	30
Mar 24	211	$1,800/sf	86	25
Mar 31	213	$1,784/sf	90	32
Apr 7	219	$1,777/sf	90	33
Apr 14	230	$1,790/sf	87	35
Apr 21	231	$1,792/sf	87	32
Apr 28	235	$1,772/sf	88	28
May 5	239	$1,811/sf	82	30
May 12	239	$1,811/sf	85	33
May 19	255	$1,773/sf	85	29
May 26	265	$1,759/sf	87	24
Jun 2	242	$1,745/sf	90	29
Jun 9	244	$1,774/sf	90	33
Jun 16	254	$1,766/sf	88	34
Jun 23	265	$1,787/sf	91	30
Jun 30	260	$1,786/sf	92	40
Jul 7	257	$1,720/sf	95	41

NSDCC Weekly New Listings and New Pendings

Week	New Listings	New Pendings	Total Actives	Total Pendings
Jan 6	27	11	298	108
Jan 13	38	26	301	101
Jan 20	55	16	328	95
Jan 27	60	32	337	113
Feb 3	72	28	363	123
Feb 10	50	34	364	135
Feb 17	50	29	373	140
Feb 24	58	38	374	148
Mar 3	60	31	378	152
Mar 10	60	30	411	156
Mar 17	49	37	413	157
Mar 24	57	39	414	164
Mar 31	47	27	425	162
Apr 7	52	31	431	162
Apr 14	70	28	462	153
Apr 21	58	24	478	148
Apr 28	71	30	501	143
May 5	82	37	524	154
May 12	56	39	516	163
May 19	54	20	543	156
May 26	58	29	554	146
Jun 2	41	22	535	138
Jun 9	62	25	566	134
Jun 16	68	32	585	142
Jun 23	65	26	612	142
Jun 30	55	37	608	166
Jul 7	43	31	580	169

NSDCC List Price Quartiles

Week	1st Quartile	Median List Price	3rd Quartile
Jan 6	$2,685,000	$4,472,500	$7,995,000
Jan 13	$2,499,000	$4,250,000	$7,750,000
Jan 20	$2,695,000	$4,300,000	$7,767,000
Jan 27	$2,795,000	$4,498,000	$7,995,000
Feb 3	$2,695,000	$4,350,000	$7,499,000
Feb 10	$2,799,000	$4,299,000	$7,695,000
Feb 17	$2,695,000	$4,200,000	$7,750,000
Feb 24	$2,699,500	$4,250,000	$7,645,000
Mar 3	$2,550,000	$4,375,000	$7,497,000
Mar 10	$2,500,000	$4,200,000	$7,250,000
Mar 17	$2,500,000	$4,000,000	$6,995,000
Mar 24	$2,595,000	$4,047,500	$7,275,000
Mar 31	$2,499,000	$4,000,000	$7,300,000
Apr 7	$2,500,000	$4,000,000	$6,995,000
Apr 14	$2,500,000	$3,999,000	$6,995,000
Apr 21	$2,590,000	$3,995,000	$6,799,500
Apr 28	$2,490,000	$3,988,000	$6,500,000
May 5	$2,395,000	$3,795,000	$6,495,000
May 12	$2,495,000	$3,895,000	$6,500,000
May 19	$2,495,000	$3,950,000	$6,595,000
May 26	$2,495,000	$3,984,500	$6,547,500
Jun 2	$2,395,000	$3,799,000	$6,295,500
Jun 9	$2,300,000	$3,649,000	$5,998,500
Jun 16	$2,395,000	$3,649,000	$5,999,000
Jun 23	$2,395,000	$3,649,500	$5,999,500
Jun 30	$2,300,000	$3,598,500	$5,999,000
Jul 7	$2,395,000	$3,695,500	$6,100,000