Inventory Watch: November 2nd

Of course, last week I suggested that it would be nuts to put a new listing on the open market the week before this Election Day. How many did we have?

There were 41 new listings in the last week, the highest count in six weeks!

Today, there are only 92 homes in escrow, so it’s unlikely that we’ll have 100+ sales in November and December.

The $0 – $2,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 5, 2026	43	$855/sf	50	32
Jan 12	45	$855/sf	52	21
Jan 19	49	$843/sf	59	22
Jan 26	44	$836/sf	50	26
Feb 2	55	$882/sf	38	32
Feb 9	50	$862/sf	42	36
Feb 16	52	$848/sf	36	45
Feb 23	47	$872/sf	35	48
Mar 2	54	$847/sf	43	43
Mar 9	54	$860/sf	37	46
Mar 16	57	$846/sf	38	51
Mar 23	57	$860/sf	40	46
Mar 30	59	$893/sf	42	45
Apr 6	65	$890/sf	40	41
Apr 13	56	$885/sf	44	43
Apr 20	55	$871/sf	42	49
Apr 27	56	$852/sf	44	41
May 4	63	$831/sf	38	49
May 11	59	$828/sf	43	47
May 18	60	$848/sf	43	51
May 25	48	$839/sf	51	59
Jun 1	49	$846/sf	53	57
Jun 8	52	$854/sf	55	50
Jun 15	60	$845/sf	51	51
Jun 22	61	$843/sf	45	53
Jun 29	58	$836/sf	42	53
Jul 6	59	$841/sf	39	49
Jul 13	53	$823/sf	42	49
Jul 20	46	$836/sf	46	52
Jul 27	46	$814/sf	48	53
Aug 3	43	$800/sf	45	46
Aug 10	49	$811/sf	42	42
Aug 17	49	$796/sf	41	44
Aug 24	46	$797/sf	46	44
Aug 31	49	$800/sf	46	40
Sep 7	48	$797/sf	36	35
Sep 14	50	$805/sf	37	30
Sep 21	49	$816/sf	37	29
Sep 28	53	$824/sf	37	25
Oct 5	52	$—/sf	39	22
Oct 12	55	$851/sf	38	21
Oct 19	58	$846/sf	42	24
Oct 26	57	$847/sf	47	29
Nov 2	57	$869/sf	47	28

The $2,000,000 – $3,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 5, 2026	45	$955/sf	72	26
Jan 12	56	$981/sf	59	24
Jan 19	60	$985/sf	55	23
Jan 26	65	$1,014/sf	53	28
Feb 2	67	$1,013/sf	51	33
Feb 9	69	$1,063/sf	56	33
Feb 16	68	$1,030/sf	56	40
Feb 23	66	$1,045/sf	58	41
Mar 2	76	$1,082/sf	50	42
Mar 9	74	$1,078/sf	53	50
Mar 16	77	$1,087/sf	53	60
Mar 23	79	$1,056/sf	48	61
Mar 30	84	$1,083/sf	48	63
Apr 6	83	$1,104/sf	51	71
Apr 13	89	$1,077/sf	49	56
Apr 20	89	$1,068/sf	46	53
Apr 27	95	$1,073/sf	46	47
May 4	105	$1,067/sf	48	45
May 11	91	$1,083/sf	49	54
May 18	89	$1,102/sf	52	53
May 25	91	$1,063/sf	51	53
Jun 1	98	$1,079/sf	49	52
Jun 8	96	$1,061/sf	50	51
Jun 15	96	$1,069/sf	52	53
Jun 22	101	$1,061/sf	46	58
Jun 29	99	$1,085/sf	46	63
Jul 6	95	$1,104/sf	50	58
Jul 13	104	$1,072/sf	49	51
Jul 20	97	$1,044/sf	48	51
Jul 27	95	$1,024/sf	46	56
Aug 3	91	$1,034/sf	43	59
Aug 10	81	$1,026/sf	47	63
Aug 17	80	$1,080/sf	48	56
Aug 24	79	$1,089/sf	52	52
Aug 31	73	$1,095/sf	53	53
Sep 7	73	$1,074/sf	51	55
Sep 14	76	$1,013/sf	50	47
Sep 21	79	$1,032/sf	49	48
Sep 28	79	$1,077/sf	52	42
Oct 5	75	$1,045/sf	50	40
Oct 12	79	$1,082/sf	51	37
Oct 19	85	$1,060/sf	51	32
Oct 26	89	$1,065/sf	47	28
Nov 2	86	$1,024/sf	47	28

The $3,000,000 – $4,000,000 Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 5, 2026	56	$1,299/sf	90	19
Jan 12	62	$1,292/sf	71	14
Jan 19	65	$1,265/sf	66	14
Jan 26	63	$1,304/sf	72	20
Feb 2	60	$1,319/sf	76	22
Feb 9	51	$1,387/sf	76	30
Feb 16	58	$1,241/sf	60	31
Feb 23	52	$1,233/sf	68	33
Mar 2	50	$1,210/sf	63	32
Mar 9	54	$1,188/sf	60	29
Mar 16	57	$1,184/sf	55	29
Mar 23	53	$1,154/sf	60	33
Mar 30	58	$1,174/sf	49	30
Apr 6	61	$1,224/sf	57	28
Apr 13	70	$1,209/sf	52	26
Apr 20	75	$1,208/sf	52	28
Apr 27	75	$1,184/sf	56	28
May 4	78	$1,165/sf	54	24
May 11	69	$1,159/sf	62	32
May 18	76	$1,211/sf	69	30
May 25	70	$1,215/sf	69	31
Jun 1	67	$1,196/sf	72	29
Jun 8	69	$1,240/sf	69	27
Jun 15	70	$1,209/sf	69	29
Jun 22	66	$1,245/sf	70	36
Jun 29	66	$1,271/sf	74	29
Jul 6	66	$1,251/sf	77	26
Jul 13	66	$1,262/sf	77	28
Jul 20	67	$1,247/sf	80	26
Jul 27	66	$1,247/sf	82	21
Aug 3	65	$1,273/sf	85	12
Aug 10	65	$1,284/sf	87	18
Aug 17	68	$1,282/sf	74	20
Aug 24	72	$1,240/sf	77	21
Aug 31	71	$1,277/sf	79	26
Sep 7	69	$1,273/sf	82	19
Sep 14	71	$1,276/sf	79	22
Sep 21	69	$1,241/sf	80	23
Sep 28	66	$1,214/sf	87	22
Oct 5	58	$1,254/sf	93	28
Oct 12	62	$1,250/sf	93	26
Oct 19	62	$1,232/sf	93	21
Oct 26	59	$1,200/sf	98	17
Nov 2	57	$1,230/sf	105	15

The $4,000,000+ Market:

Date	NSDCC Active Listings	Avg. LP/sf	Avg. DOM	# of Pendings
Jan 5, 2026	154	$1,927/sf	127	36
Jan 12	164	$1,896/sf	119	32
Jan 19	168	$1,858/sf	115	28
Jan 26	174	$1,906/sf	113	30
Feb 2	175	$1,892/sf	109	31
Feb 9	174	$1,842/sf	103	34
Feb 16	173	$1,863/sf	108	39
Feb 23	181	$1,883/sf	110	43
Mar 2	186	$1,853/sf	109	40
Mar 9	190	$1,870/sf	112	40
Mar 16	188	$1,885/sf	112	45
Mar 23	195	$1,854/sf	112	47
Mar 30	204	$1,868/sf	112	49
Apr 6	196	$1,872/sf	112	48
Apr 13	201	$1,826/sf	114	48
Apr 20	216	$1,821/sf	109	48
Apr 27	226	$1,811/sf	105	46
May 4	223	$1,781/sf	101	44
May 11	223	$1,782/sf	104	46
May 18	225	$1,782/sf	99	45
May 25	225	$1,752/sf	99	46
Jun 1	230	$1,767/sf	97	43
Jun 8	230	$1,763/sf	95	47
Jun 15	234	$1,771/sf	97	43
Jun 22	229	$1,756/sf	98	45
Jun 29	231	$1,739/sf	99	48
Jul 6	228	$1,732/sf	101	47
Jul 13	225	$1,664/sf	102	44
Jul 20	233	$1,666/sf	99	46
Jul 27	231	$1,693/sf	105	47
Aug 3	230	$1,715/sf	105	45
Aug 10	226	$1,720/sf	108	40
Aug 17	231	$1,728/sf	107	40
Aug 24	222	$1,776/sf	108	43
Aug 31	214	$1,750/sf	111	44
Sep 7	214	$1,706/sf	112	36
Sep 14	214	$1,736/sf	112	36
Sep 21	211	$1,668/sf	106	35
Sep 28	216	$1,650/sf	107	29
Oct 5	213	$1,652/sf	105	26
Oct 12	214	$1,655/sf	108	24
Oct 19	212	$1,644/sf	106	21
Oct 26	212	$1,653/sf	110	22
Nov 2	202	$1,647/sf	110	22

NSDCC Weekly New Listings and New Pendings

Week	New Listings	New Pendings	Total Actives	Total Pendings
Jan 5	24	12	296	112
Jan 12	48	10	325	91
Jan 19	55	22	342	86
Jan 26	44	22	346	103
Feb 2	45	29	356	116
Feb 9	43	30	343	132
Feb 16	55	37	349	154
Feb 23	43	39	344	163
Mar 2	55	26	365	155
Mar 9	57	44	370	164
Mar 16	62	39	377	184
Mar 23	55	33	383	184
Mar 30	56	37	403	185
Apr 6	56	40	402	186
Apr 13	55	36	413	172
Apr 20	63	35	430	178
Apr 27	69	29	447	162
May 4	56	30	465	162
May 11	39	41	439	179
May 18	53	27	447	179
May 25	48	35	430	189
Jun 1	50	20	440	181
Jun 8	49	42	440	175
Jun 15	69	36	452	176
Jun 22	64	41	450	191
Jun 29	58	39	447	192
Jul 6	32	22	442	179
Jul 13	50	27	443	171
Jul 20	58	45	437	174
Jul 27	43	35	432	176
Aug 3	46	25	422	161
Aug 10	38	30	414	162
Aug 17	57	29	415	158
Aug 24	42	22	409	158
Aug 31	38	25	397	162
Sep 7	46	23	396	145
Sep 14	43	14	404	135
Sep 21	43	18	404	134
Sep 28	30	14	409	118
Oct 5	40	26	393	116
Oct 12	35	16	404	108
Oct 19	33	13	411	98
Oct 26	34	24	411	96
Nov 2	41	16	398	92

NSDCC List Price Quartiles

Week	1st Quartile	Median List Price	3rd Quartile
Jan 5	$2,849,000	$4,295,000	$6,999,000
Jan 12	$2,729,000	$4,175,000	$6,850,000
Jan 19	$2,650,000	$3,995,000	$6,574,000
Jan 26	$2,670,000	$4,137,500	$6,800,000
Feb 2	$2,499,999	$3,995,000	$6,495,000
Feb 9	$2,500,000	$4,175,000	$6,500,000
Feb 16	$2,575,000	$3,995,000	$6,500,000
Feb 23	$2,650,000	$4,272,500	$6,995,000
Mar 2	$2,498,000	$4,190,000	$6,749,000
Mar 9	$2,562,500	$4,249,500	$6,772,000
Mar 16	$2,550,000	$3,999,000	$6,995,000
Mar 23	$2,500,000	$4,250,000	$6,995,000
Mar 30	$2,590,000	$4,150,000	$6,850,000
Apr 6	$2,495,000	$3,995,000	$6,749,500
Apr 13	$2,500,000	$3,995,000	$6,850,000
Apr 20	$2,595,000	$4,000,000	$6,995,000
Apr 27	$2,599,000	$4,100,000	$6,995,000
May 4	$2,549,000	$3,995,000	$6,750,000
May 11	$2,625,000	$4,100,000	$6,995,000
May 18	$2,639,999	$4,000,000	$6,985,000
May 25	$2,721,500	$4,291,500	$7,060,000
Jun 1	$2,625,000	$4,288,421	$6,995,000
Jun 8	$2,695,000	$4,295,000	$6,990,000
Jun 15	$2,590,000	$4,249,944	$6,995,000
Jun 22	$2,498,500	$4,172,500	$6,990,000
Jun 29	$2,500,000	$4,199,000	$6,995,000
Jul 6	$2,598,944	$4,195,000	$6,992,500
Jul 13	$2,600,000	$4,195,000	$6,750,000
Jul 20	$2,695,000	$4,395,000	$6,990,000
Jul 27	$2,699,000	$4,417,500	$7,200,000
Aug 3	$2,757,500	$4,462,499	$6,995,000
Aug 10	$2,790,000	$4,450,000	$7,122,500
Aug 17	$2,700,000	$4,350,000	$7,295,000
Aug 24	$2,699,000	$4,349,000	$7,250,000
Aug 31	$2,675,000	$4,349,000	$7,295,000
Sep 7	$2,795,000	$4,372,500	$7,495,000
Sep 14	$2,795,000	$4,287,000	$6,999,000
Sep 21	$2,795,000	$4,199,500	$6,990,000
Sep 28	$2,700,000	$4,250,000	$6,900,000
Oct 5	$2,695,000	$4,299,000	$6,995,000
Oct 12	$2,749,000	$4,271,500	$6,900,000
Oct 19	$2,685,000	$4,195,000	$6,650,000
Oct 26	$2,275,000	$4,125,000	$6,450,000
Nov 2	$2,600,000	$4,098,933	$6,499,500