January 2026 Market Snapshot: Inventory Is Building - But Still Tight

Albany • Schenectady • Saratoga • Rensselaer 

January brought a noticeable shift in inventory, with 913 active homes on the market — the highest level we’ve seen in the past year.

That pushed months of supply to 1.93 months.

For context, a balanced market typically requires 4–6 months of inventory. So while buyers have more choices than they did last year, conditions still favor sellers overall.

Inventory is improving — but not flooding.

What Buyers Likely Noticed in January

If you were shopping for a home in January, the market likely felt different from early 2025.

There were more homes to choose from compared to last January, when only 571 properties were active. That increase gave buyers more breathing room and slightly more negotiating ability.

However, the market was far from slow.

Most homes continued to sell right around their asking price, with buyers paying about 100% of list price on average. Well-priced, move-in-ready homes remained competitive and moved quickly.

At the same time, homes that entered the market overpriced or in dated condition tended to sit longer and often required price reductions before securing a buyer.

Homes typically went under contract in about two weeks. Buyers weren’t making instant decisions like they did in peak frenzy years, but hesitation could still mean missing out.

Affordability also remained a factor. With the median sale price rising to $353,200 compared to $320,000 a year ago, buyers were more payment-conscious and selective. They were willing to pay — but expected value.

What Sellers Likely Experienced in January

For sellers, January brought more competition.

With 913 active listings compared to 571 last January, sellers faced noticeably more competition. Simply being on the market was no longer enough — pricing and presentation played a much bigger role.

Homes continued to sell very close to asking price overall. The average sale-to-list ratio held at 100.3%, showing that strong offers were still common for well-positioned properties.

However, final sale prices averaged 98.2% of original list price. That gap suggests that homes priced too aggressively needed adjustments before attracting serious buyers.

In short, the market rewarded realistic pricing from day one.

Homes that were prepared well and priced strategically continued to sell without major delays. Sellers who overreached experienced longer market times and more negotiation.

The January Takeaway

January 2026 was not a cooling market. It was a more balanced and rational one.

Buyers gained slightly more choice and leverage — but not control.
Sellers retained strength — but lost the excess advantage of prior years.

Prices remained steady.
Homes continued to sell.
Inventory improved but stayed limited.

December Market Snapshot: What Buyers and Sellers Experienced

Albany • Schenectady • Saratoga • Rensselaer

What Buyers Likely Noticed in December

If you were shopping for a home in December, the market probably felt familiar and fast-moving.

Most homes sold right around their asking price, with buyers paying about 100% of list price on average. That means strong offers were still the norm, especially for well-priced homes.

Homes also continued to move quickly. The typical property went under contract in about two weeks, so waiting too long to act often meant missing out.

That said, there were fewer new deals being made during the month. Fewer homes went under contract compared to November, which may have made the market feel quieter — but not necessarily easier.

What Sellers Likely Experienced in December

For sellers, December brought steady and predictable results.

Homes continued to sell very close to asking price, and many still sold at or slightly above list. The typical home sold for about $350,000, similar to recent months.

Some sellers adjusted their price after listing, and final sale prices were a bit lower compared to original asking prices. Even so, homes that were priced correctly continued to sell without long delays.

Closings remained active throughout the month, with more homes actually closing than in November, showing that buyers were still moving forward and completing purchases.

The December Takeaway

December looked like a market that held its footing:

• Prices stayed consistent
• Homes sold quickly
• Inventory remained limited
• Transactions continued to close

For both buyers and sellers, the market behaved much like it had in prior months — steady, competitive, and still moving.

One of the Most Overlooked Advantages? Your Lender.

In today’s competitive real estate market, winning a home often takes more than just a strong offer price. One of the most overlooked advantages? Your lender.

Sellers want certainty. A trusted, experienced lender signals that your financing is solid and that the deal is likely to close smoothly and on time. In multiple-offer situations, that confidence can make all the difference.

Strong pre-approvals, fast response times, and clear communication from your lender help your offer stand out—even against higher-priced bids. Local lenders, in particular, understand the market, appraisals, and timelines, which helps avoid delays and surprises.

The bottom line: the right lender isn’t just part of the process—they’re part of your competitive edge.

If you’re thinking about buying and would like to be connected with a reliable local lender, feel free to reach out. Having the right team in place can put you one step ahead. 

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