Published October 4, 2026 in Market Update

More choices are showing up across the Primary market

By Robin Young

Real estate, Primary market

The National Association of Realtors says national supply reached 4.9 months as of October 4, 2026. That is the highest level in over ten years. Locally, the Real Estate Data Aggregator counted 444 homes for sale across the Primary market in the three months ending July 31, 2026. That is up 13% from a year before. More choices exist. Not a flood, but a real shift.

For buyers, more listings mean a little less pressure and a few more options. For sellers, it means the home next door might also be for sale. Pricing and preparation matter more when that happens. Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. That is real money on a monthly payment, and it shapes what buyers can afford.

Realtor.com reported that mortgage rates crossed 7% in late September for the first time since January 2025. They also noted active listings were up 6.3% from a year ago, the fastest pace in at least six months. The local picture lines up with that. More homes, higher rates, and buyers who are watching carefully.

How each ZIP code looked in the three months ending July 31, 2026

The five ZIP codes in the Primary market each tell a slightly different story. Some are moving fast. One is taking its time. Here is the side-by-side view from the Real Estate Data Aggregator.

94550: Still moving fast, prices held steady

The Real Estate Data Aggregator counted 120 homes sold in ZIP 94550 in the three months ending July 31, 2026. That is down 17.8% from a year before. Even so, the median sale price came in at $1,325,000, up 1.9%. Homes sat on the market a median of just 15 days, 2 days shorter than last year. Nearly half, 47.5%, sold above list price. That share is up 9.1 points from a year ago.

94551: More homes, more sales, prices dipped a little

ZIP 94551 saw the Real Estate Data Aggregator count 125 homes sold in the three months ending July 31, 2026. That is up 16.8% from a year before. New listings jumped 26.4% to 163. More supply showed up, and prices felt it a bit. The median sale price came in at $965,000, down 5.9%. Homes still sold in a median of 17 days, and the sale to list ratio held at exactly 100%.

94568: The most inventory, and homes are taking longer

ZIP 94568 had the most homes for sale of any ZIP in this market. The Real Estate Data Aggregator counted 163 for sale in the three months ending July 31, 2026. That is up 49.5% from a year before. Homes took a median of 28 days to sell, 7 days longer than last year. The sale to list ratio slipped to 99.2%, and only 32.3% sold above list, down 6.4 points. The median price came in at $1,323,750, down 1.9%. More options for buyers here, and sellers need to price carefully.

94566: Fewer homes for sale, but they moved faster

ZIP 94566 had the highest median sale price in the market. The Real Estate Data Aggregator put it at $1,815,000 in the three months ending July 31, 2026, up 2.9%. Homes sold in a median of 17 days, 10 days shorter than a year before. That is a big improvement. The share that sold above list jumped 17.7 points to 41%. Homes for sale dropped 9% to 71. Less inventory, faster sales, and prices holding up well.

94588: Tightest supply, but homes are sitting longer

ZIP 94588 had the fewest homes for sale and the lowest months of supply in the market. The Real Estate Data Aggregator counted just 40 homes for sale and 1.7 months of supply in the three months ending July 31, 2026. Even so, homes took a median of 33 days to sell, 14 days longer than a year before. Only 16.7% went under contract within two weeks, down 26.9 points. The median price was $1,480,000, up 1.5%. Tight supply, but buyers are taking their time.

The wider picture

Nationally, the National Association of Realtors reported existing-home sales were up 1.6% year to date through the first eight months of 2026. Month over month in August, they dipped 2.0%. Realtor.com noted that homes under contract were down 4.1% year over year nationally. Those numbers rhyme with what the Real Estate Data Aggregator found here. Pending sales across the Primary market were down 4.5% to 558 in the three months ending July 31, 2026.

That last point matters. A ZIP code average covers a lot of ground. One street can read very differently from the whole ZIP. If you want to know where your home sits in all of this, send me your address and I will take a look.