Published October 25, 2026 in Market Update

More homes for sale are giving buyers more room in Primary market

The biggest shift right now is supply. The Real Estate Data Aggregator counted 567 homes for sale across the Primary market in the three months ending August 31, 2026. That is up 20.6% from the same three months in 2025. More choices for buyers means more competition for sellers.

At the same time, the Real Estate Data Aggregator counted 426 homes sold, down 13.6% from a year before. Fewer closings with more listings on the shelf means buyers are taking their time. Sellers who price well still move. Those who do not are waiting longer.

This is not just a local story. The National Association of Realtors reported that inventory nationally reached 1.60 million homes in September 2026. Buyers across the country have more options than they did a year ago.

Rates are adding pressure too. Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. Realtor.com put the average mortgage rate at 7.40% on October 22, 2026. Higher rates slow buyer decisions, which is part of why homes are sitting longer.

How each ZIP code is reading

The market-wide numbers tell one story. Each ZIP tells its own.

31605 Valdosta: the quickest ZIP right now

The Real Estate Data Aggregator counted 141 homes sold in 31605 in the three months ending August 31, 2026. That is up 20.5% from a year before. Median days on market was 29 days, 6 days shorter than the same period in 2025. Supply sat at 2.8 months, the tightest of any ZIP in this market.

Prices in 31605 rose too. The median sale price was $275,000, up 13.2% from a year before. Homes there averaged 99% of list price, up 1.1 points. Nearly 3 in 10 homes went under contract within two weeks of listing, per the Real Estate Data Aggregator.

31601 Valdosta: the most supply, the most patience needed

The Real Estate Data Aggregator counted 55 homes sold in 31601 in the three months ending August 31, 2026. That is down 19.1% from a year before. Months of supply reached 7 months, up 3.1 months from 2025. Median days on market was 49 days, 23 days longer than last year.

The median sale price in 31601 dipped 4.3% to $219,900. That is a small drop, not a collapse. But it tells sellers that buyers in this ZIP have options and are using them. Homes there averaged 96.2% of list price, up 1.2 points from a year ago.

31602 Valdosta: prices up, but homes are taking longer

The Real Estate Data Aggregator counted 95 homes sold in 31602 in the three months ending August 31, 2026, down 20.8% from a year before. The median sale price rose 7.5% to $228,900. That is good news on price. The catch: median days on market was 40 days, 19 days longer than the same period in 2025.

Homes in 31602 averaged 97.9% of list price, up 0.9 points. About 11.6% sold above list, down 5.9 points from last year. Fewer bidding wars, but prices are still holding.

31632 Hahira: steady prices, fewer sales

The Real Estate Data Aggregator counted 89 homes sold in 31632 in the three months ending August 31, 2026, down 31.5% from a year before. The median sale price rose 3.6% to $325,000. Days on market held at 38 days, unchanged from 2025. That steadiness is worth noting.

More than 1 in 5 homes in 31632 sold above list price, per the Real Estate Data Aggregator. That share is up 2.2 points from last year. Supply sits at 3.3 months, up 1 month from 2025.

31636 Lake Park: prices up, but homes are waiting longest

The Real Estate Data Aggregator counted 25 homes sold in 31636 in the three months ending August 31, 2026, unchanged from a year before. The median sale price rose 6.7% to $319,950. But median days on market was 69 days, 27 days longer than last year. That is the slowest of any ZIP in this market.

Only 4% of homes in 31636 sold above list price, down 8 points from 2025. Pending sales rose 24%, which is a hopeful sign. But buyers are taking their time before committing.

31620 Adel: prices up sharply, but far fewer closings

The Real Estate Data Aggregator counted 21 homes sold in 31620 in the three months ending August 31, 2026, down 36.4% from a year before. The median sale price rose 11.3% to $293,450. Fewer sales with higher prices can mean a mix of things. It can reflect a smaller pool of higher-priced homes that did sell.

Median days on market in 31620 was 61 days, 28 days longer than 2025. Months of supply reached 5.3 months, up 2.4 months from last year. Homes there averaged 98.2% of list price, up 3.2 points.

What sellers can do right now

The National Association of Realtors reported that existing-home prices rose 1.3% nationally in September 2026. Prices are not falling broadly. But with more homes on the market, buyers are comparing more carefully.

Realtor.com reported that September pending home sales were down 11.3% year over year nationally. Buyers are slower to commit. That means condition and price matter more than they did a year ago.

One street can read very differently from the whole ZIP code around it. The numbers above are a starting point, not the whole story for your home.