Published October 4, 2026 in Market Update

Downsize has more listings, but contracts are not keeping up

By Janine Berger

Real estate, Downsize

Here is the number that changes what sellers need to do right now. Across Downsize, the Real Estate Data Aggregator counted 566 homes for sale in the three months ending July 31, 2026. That is up 8.2% from the same period a year ago. At the same time, pending sales fell 1.7% to 469. More homes, fewer contracts. That gap is the whole story.

For buyers, more supply means more choice. That is real. But for sellers, more competition means pricing and condition matter more than they did a year ago. A home that is priced a little high or needs work is easier to skip when there are other options on the same block.

This is not just a Downsize thing. Realtor.com reported that nationally, active listings topped 1.16 million homes in September 2026. Realtor.com also reported that 20.8% of listings nationally had a price cut in September, the highest share since October 2022. Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. That combination, more supply and higher borrowing costs, is slowing buyer decisions everywhere.

ZIP by ZIP: the market is not one thing

The market-wide numbers are useful, but each ZIP code is doing something different. Here is how they looked in the three months ending July 31, 2026, according to the Real Estate Data Aggregator.

07030: the tightest market in Downsize

ZIP 07030 stands apart. The Real Estate Data Aggregator counted 205 homes sold there, up 17.1% from a year ago. The median sale price was $999,999, up 10.5%. Homes sat for a median of just 23 days, 2 days shorter than a year ago. Pending sales rose 11% to 191. Supply held at 2 months. More than half of homes, 50.7%, sold above list price.

That is a different market than the one the headline describes. Sellers in 07030 are still seeing strong demand. Buyers there are competing.

07310: the most supply, the slowest pace

ZIP 07310 is the other end of the spectrum. The Real Estate Data Aggregator counted just 17 homes sold, down 15% from a year ago. Homes for sale jumped 62.1% to 47. New listings rose 56.7% to 47 as well. Months of supply hit 8.5, up 4.1 months from a year ago. Pending sales fell to 15, down 6.3%.

The sale-to-list ratio in 07310 was 97.7%, down 1.6 points. Only 17.7% of homes sold above list price, down 7.3 points. Buyers in 07310 have real leverage right now. Sellers need to price carefully.

07302 and 07307: prices up, but sales slipping

In 07302, the Real Estate Data Aggregator counted 159 homes sold, down 8.1% from a year ago. The median sale price rose 5.3% to $999,000. Homes took a median of 45 days to sell, 10 days longer than a year ago. Still, 32.7% of homes sold above list price, up 9.6 points. The sale-to-list ratio was 100.3%. Prices are holding, but homes are taking longer to find a buyer.

In 07307, 106 homes sold, down 7% from a year ago. The median price rose 6% to $900,000. Days on market fell 7 days to a median of 36. Pending sales dropped 8.1% to 102. Inventory rose 16.4% to 177 homes. Months of supply climbed to 5.1, up 1 month. The sale-to-list ratio was 100.4%, and 41.5% of homes sold above list, up 9.9 points. Prices are firm, but the pace of contracts is softening.

Quick contracts: who is moving fast

The Real Estate Data Aggregator tracks how many homes go under contract within two weeks of listing. In 07030, that was 44.5% of homes. In 07302, it was 33.5%, up 10.5 points from a year ago. In 07307, it was 26.5%. In 07310, just 13.3% of homes went under contract that quickly, though that is up 7 points from a year ago.

The national backdrop matters too

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026, and 0.3% month over month in July on a seasonally adjusted basis. That is slower growth than Downsize is seeing in most ZIP codes. Locally, prices are outpacing the national average.

But mortgage rates matter. Realtor.com reported rates climbed above 7% for the first time since January 2025. That affects how many buyers can qualify and how confident they feel making offers. It is one reason pending sales are sliding even as prices hold.

One more thing worth knowing: these are market-wide medians. One street, one building, one block can read very differently from the ZIP code it sits in. If you want to know what is actually happening at your address, that is a different conversation.