Published November 1, 2026 in Market Update

More homes are for sale in the Primary market, but fewer are closing

The one fact that changes what sellers should do: more homes are sitting on the market at the same time that fewer deals are closing. That means a home priced or presented poorly has more competition and fewer buyers to absorb it. These numbers cover the three months ending August 31, 2026.

The Real Estate Data Aggregator counted 567 homes for sale across the Primary market. That is up 20.6% from the same three months in 2025. At the same time, only 426 homes sold, down 13.6% from a year before. More supply and fewer closings is the core story here.

The National Association of Realtors reported that U.S. inventory reached 1.60 million homes in September 2026. The same pattern showing up nationally is showing up right here in Valdosta and its surrounding communities.

Not every ZIP code tells the same story

Zip code 31605 stands apart from the rest. The Real Estate Data Aggregator counted 141 homes sold there, up 20.5% from a year ago. The median sale price rose 13.2% to $275,000. Homes sat on the market a median of just 29 days, which was 6 days shorter than last year. That ZIP is moving faster while others slow down.

ZIP code 31601 tells a different story. The Real Estate Data Aggregator found the median sale price there dipped 4.3% to $219,900. Homes sold fell 19.1%. Inventory jumped 46.5%, and the median days on market stretched to 49 days, which was 23 days longer than a year before. Months of supply climbed to 7 months, up 3.1 months from 2025. That is a meaningful shift toward buyers in that ZIP.

Hahira and Lake Park: sales fell, but prices held

In ZIP 31632 (Hahira), the Real Estate Data Aggregator counted 89 homes sold, down 31.5% from a year ago. That is the sharpest sales drop in the market. Still, the median sale price rose 3.6% to $325,000. Sellers who did close got 98.7% of their list price on average.

In ZIP 31636 (Lake Park), the median days on market was 69 days, up 27 days from last year. That is the longest wait of any ZIP in this market. The Real Estate Data Aggregator also noted that only 4% of homes sold above list price there, down 8 points from 2025. Sellers in Lake Park need to be patient and priced right.

Adel saw the steepest sales drop

In ZIP 31620 (Adel), the Real Estate Data Aggregator counted 21 homes sold, down 36.4% from a year ago. That is the biggest year-over-year sales decline of any ZIP in this market. Months of supply rose to 5.3 months, up 2.4 months from 2025. The median days on market reached 61 days, 28 days longer than last year.

One bright spot in Adel: the median sale price rose 11.3% to $293,450. Homes that did sell got 98.2% of list price on average, up 3.2 points from last year. Fewer sales closed, but the ones that did held their value.

Rates are adding pressure on both sides

Freddie Mac put the average 30-year fixed mortgage rate at 7.24% as of October 29, 2026. The 15-year rate averaged 6.60% the same week. Realtor.com noted that rates climbed above 7% for the first time since January 2025. Higher rates slow buyer demand, which helps explain why fewer deals are closing even as more homes come to market.

What this means if you are selling

With 567 homes competing for 426 buyers, the homes that close are the ones priced to match what buyers can afford at today's rates. The Real Estate Data Aggregator shows that across the Primary market, new listings fell 6.4% and pending sales fell 7.9%. Fewer buyers are moving forward. Price and condition are doing more of the deciding.

Not every home is slow. In ZIP 31605, 30.2% of homes went under contract within two weeks of listing, according to the Real Estate Data Aggregator. In ZIP 31601, that share was 31.6%. The right home, priced well, still finds a buyer quickly.

What this means if you are buying

More homes for sale means more room to compare. The Real Estate Data Aggregator counted 567 active listings across the Primary market. In ZIP 31601, inventory is up 46.5% from a year ago. In ZIP 31605, it is up 82.9%. Buyers have more choices than they did this time last year.

That said, homes priced well are still moving. In ZIP 31605, sellers got 99% of their list price on average. In ZIP 31632 (Hahira), 21.4% of homes sold above list price. Not every ZIP gives buyers the same leverage.