Homes above $599,900 still take more than double the time to sell, and it's not a fluke

Verdict: This is a seller's market for homes priced right, and a patience market above the price split. The territory splits almost evenly at $599,900, with 474 homes priced below that line and 475 at or above it. Below the line, the median days on market runs 31. Above it, that figure jumps to 68, more than double.

This is not a one-week story. The week of 2026-08-17 reported the same divide at a nearly identical price point ($595,000), with the same "more than double" relationship holding. A single week could be noise. Two weeks in a row is a pattern.

Why does this matter? Because "the market" is not one thing right now. It is two markets, cut cleanly at a price point most buyers never think to ask about.

Here is the second layer nobody gets from scrolling listings alone: sellers appear to be responding to this split already. This window logged 29 price cuts against just 103 new listings, a ratio close to one cut for every three new homes hitting the market. With 956 active homes and 2.2 months of supply, that is not a handful of overpriced outliers correcting. That is broad recalibration.

If you're selling above $599,900: price matters more than it did a year ago, and the data says homes above that line are sitting for a median of 68 days. That is not a reason to panic. It is a reason to price with the split in mind, not against it.

If you're buying above that line: you have room. A 68-day median means less competition per home, and the pace of cuts (29 this window) suggests some sellers are already meeting the market rather than waiting for buyers to come to them.

If you're on either side below $599,900: expect a faster process. A 31-day median is not slow.

What would change this read? If next week's split moves meaningfully off the $599,900 mark, or if the "more than double" ratio narrows toward parity, the two-market story weakens. I am watching both.

One limit worth naming: 406 homes closed across the territory this window. That is enough to support the price-band split and the cut pace, but not enough to say anything about any single zip code with confidence. This is a territory-level read, not a block-by-block one.

If you want to know which side of the $599,900 line your situation falls on, reply and I will walk through it with you.

Anne