February 2026 Market Snapshot: More Listings, Steady Prices
Albany • Schenectady • Saratoga • Rensselaer
The Capital Region housing market is beginning to show signs of greater balance as we head into the spring market, with more homes available and buyers gaining slightly more time to make decisions. However, demand remains strong and home values continue to hold steady.
One of the most notable changes is the increase in available homes. Active listings rose to 817 homes in February, compared with 509 at the same time last year. While this is a significant increase, inventory still sits at just 2.2 months of supply, which is well below the 5–6 months typically considered a balanced market. In other words, sellers still maintain an advantage, but buyers are starting to see more choices.
Homes are also taking a bit longer to sell. The average days on market increased to 41 days, up from 34 days last February. This indicates buyers are being a little more deliberate in their decisions and that pricing strategy is becoming increasingly important for sellers.
Despite these shifts, home prices remain strong. The median sale price in February was $335,000, while the average sale price reached $425,805, reflecting continued demand across Albany, Saratoga, Rensselaer, and Schenectady counties.
Another sign of a stabilizing market is that homes are now selling closer to their asking price. Earlier in 2025 many homes sold several percent above list price, but February sales averaged 100% of list price, showing that bidding wars are becoming less common.
What This Means Going Into Spring
The local market is transitioning from the extremely competitive conditions of the past few years toward a healthier, more balanced environment.
For buyers, this means:
- More homes to choose from
- Slightly less intense competition
For sellers, this means:
- Home values remain strong
- Proper pricing and presentation are more important than ever
As we approach the spring market—the busiest time of year for real estate—both buyers and sellers should expect increased activity and more new listings hitting the market.
