Published October 18, 2026 in Market Update

New listings rose in Third Market, but pending sales slipped

By Vanessa Aragon

Real estate, Third Market

The biggest shift right now is this: more homes are coming to market, but fewer buyers are signing contracts. That means sellers may face a bit more competition than they did a year ago.

The Real Estate Data Aggregator counted 2,015 new listings in Third Market for the three months ending August 31, 2026. That is up 4.8% from the same months of 2025. Pending sales, though, fell 7.2% to 1,767. More homes in, fewer buyers moving forward. That gap is what sellers need to know about right now.

What is happening nationally

Third Market is not alone. Realtor.com reported that for-sale listings across the U.S. are growing at nearly 7% year over year. So buyers everywhere have more to look at. At the same time, Freddie Mac put the average 30-year fixed rate at 7.40% as of October 15, 2026. That rate makes monthly payments heavier. Redfin reported the typical homebuyer's monthly payment at $2,777, the highest on record except for the week before. Higher rates slow buyers down. That is part of why pending sales dipped here.

The National Association of Realtors reported that existing-home sales across the U.S. reached 3.99 million units in September 2026. Prices nationally were up just 1.3%. Growth, but modest. That matches what we see locally: sales are holding, but not surging.

How each ZIP code read in the three months ending August 31, 2026

Not every ZIP moved the same way. Some saw more listings and more buyers. Others saw listings climb while pending sales fell. Here is where each ZIP stood.

A few ZIPs stood out. In 85224, pending sales of 142 actually outpaced new listings of 131, per the Real Estate Data Aggregator. Buyers there moved quickly. In 85226, pending sales of 110 also topped new listings of 102. In 85233, pending sales of 133 nearly matched new listings of 132. In 85248, 207 pending sales almost kept pace with 210 new listings.

On the other side, 85296 saw 216 new listings but only 169 pending sales, according to the Real Estate Data Aggregator. That is a wider gap. ZIP 85295 had 195 new listings and 158 pending sales. More choices for buyers in those areas, a bit more patience needed for sellers.

Median sale prices across the ZIPs

ZIP 85284 had the highest median at $715,600, up 2.4% from a year before, per the Real Estate Data Aggregator. ZIP 85210 had the lowest at $325,000, down 16.4% from a year before. That is a wide range. Where your home sits in that range matters a lot for how you price it.

How fast did homes sell?

ZIP 85226 moved fastest at a median of 37 days, per the Real Estate Data Aggregator. That is also 18 days shorter than a year before. ZIP 85248 was the slowest at 73 days, though that was 12 days shorter than the same period of 2025. Most ZIPs got faster, not slower. That is a good sign for sellers who price well.

Realtor.com reported the U.S. median days on market at 61 days for this same week. Several Third Market ZIPs beat that number. A few matched it. One ran past it.

Were sellers getting close to their asking price?

Yes, in most ZIPs. The Real Estate Data Aggregator showed sale-to-list ratios between 97.3% and 98.4% across all 14 ZIPs. That means most homes sold within about 2% of their asking price. Pricing accurately still matters. A home priced too high will sit longer, and that gap grows.

Months of supply: how much breathing room do buyers have?

Months of supply tells you how long it would take to sell every home listed if no new ones came on. Below three months usually favors sellers. Above six months usually favors buyers. Most Third Market ZIPs sat in between.

ZIP 85224 had the lowest supply at 2.2 months, per the Real Estate Data Aggregator. That is down 0.7 months from a year before. ZIP 85202 had the most at 4.1 months, up 0.9 months from a year before. No ZIP in Third Market crossed six months. The market has not tipped sharply either way.

Which homes went under contract fastest?

The share of homes that went under contract within two weeks of listing is a sharp measure of demand. Here is how each ZIP compared.

ZIP 85226 led the market. The Real Estate Data Aggregator showed 39.1% of its homes went under contract within two weeks. That share jumped 12.7 points from a year before. ZIP 85225 was close behind at 37.3%, up 9.4 points. ZIP 85284 had the lowest share at 21.1%, and that was down 6.2 points from a year before. Priced-right homes in most ZIPs still found buyers quickly.

The ZIP-by-ZIP picture in full

These are the Real Estate Data Aggregator counts for each ZIP for the three months ending August 31, 2026. Use them to see how your neighborhood compared with the market overall.