Market Recap | February 8–February 14, 2026
Last week we talked about inventory rising while sales stayed strong.
This week, inventory rose again — and closings eased slightly.
One week of movement can be random.
Two weeks in the same direction is something to pay attention to.
We’re not seeing a slowdown.
We’re seeing sellers step into the market ahead of spring — and buyers taking a little more time as options expand.
That distinction matters.
Market Snapshot: What Changed This Week
Residential and land inventory both increased for the second week in a row. Meanwhile, 24 properties closed — slightly fewer than the week before.
When more homes and lots hit the market back-to-back like this, it usually means sellers are positioning early for spring activity.
Buyers now have more to compare than they did just two weeks ago. That naturally stretches decision timelines a bit — not because buyers disappeared, but because they have breathing room.
That’s a healthy shift, not a warning sign.
🏠 Residential Snapshot
- 763 Active Listings
- 278 in Franklin County
- 452 in Gulf County
- 33 in Other Counties
- 175 waterfront or water-view homes
Residential inventory climbed again, especially in Gulf County.
Two consecutive weeks of rising supply means buyers can now compare similar properties side by side — especially in mid-range price brackets.
When comparison increases, small differences matter more. Condition, view, insurance costs, and pricing alignment start separating listings quickly.
That’s why some homes move fast — and others sit — even in the same week.
🌱 Vacant Land Snapshot
- 717 Active Lots
- 342 in Franklin County
- 344 in Gulf County
- 31 in Other Counties
- 126 waterfront or water-view lots
- 96 RV-approved lots ($7K–$1.1M)
Land inventory also expanded for a second straight week.
Land behaves differently than homes. Buyers often spend more time reviewing build restrictions, utilities, flood elevation, and long-term plans before writing a contract.
With more lots available, that research phase naturally extends.
What we’re watching now is whether buyer interest picks up enough in late February to absorb this growing inventory — or whether days on market begin stretching into March.
📦 Sales Activity This Week
24 properties sold, ranging from $35,000 to $3,750,000.
That price range is important.
Even though total closings dipped slightly, the upper end of the market showed strong activity with a $3.75 million sale — significantly higher than last week’s top closing.
High-end transactions often reflect long-term confidence. Those buyers are rarely reacting to short-term weekly changes.
So while overall sales eased slightly, capital is still moving across entry-level, mid-range, and luxury tiers.
That tells us this is not a market retreat. It’s a market adjusting.
Market Reality Check
If you’re looking at two straight weeks of rising inventory, it’s easy to think:
“Is the market starting to slow down?”
Here’s what’s actually happening.
Inventory rising does not automatically mean demand is weakening. It means more sellers are choosing to list — often ahead of spring.
Last week, inventory rose and sales were strong.
This week, inventory rose again and sales were slightly lower — but still active across all price ranges, including luxury.
That tells us buyers haven’t left.
It tells us sellers are stepping forward.
There’s a big difference between homes sitting because no one is buying and homes entering the market because owners believe buyer traffic is coming.
Right now, we’re seeing positioning — not panic.
Why This Matters Right Now
February is typically a setup month.
Sellers test pricing before peak season. Buyers begin watching more closely. Activity builds gradually before the busiest stretch of spring.
When inventory builds before demand peaks, one of two things usually happens:
- Sales accelerate and absorb the new listings.
- Or listings take longer to sell and pricing becomes more competitive.
We don’t know which path this spring will take yet.
That’s why paying attention now matters. The pattern forming over the next few weeks will tell us far more than any single weekly report.
What This Means for Buyers
You have options right now.
There are more homes and lots to compare than there were at the end of January. That gives you space to evaluate carefully — especially around flood zones, views, long-term value, and overall condition.
But here’s the balance:
Well-priced properties that show clearly still attract attention quickly. The strongest homes are not lingering.
The opportunity isn’t to wait endlessly.
It’s to evaluate thoughtfully and move confidently when something clearly fits.
Watching weekly patterns helps you understand whether leverage is shifting before you write an offer.
What This Means for Sellers
If you’re considering listing, understand that competition is growing.
More inventory means buyers are comparing more closely. When buyers compare, pricing precision and presentation become more important than ever.
The homes that move fastest in this type of environment are the ones that remove uncertainty — clean disclosures, realistic pricing, strong photos, and obvious value.
Spring can bring strong activity — but the listings that are prepared benefit most from it.
Trend Watch
According to the National Association of REALTORS®, many markets see listing activity increase several weeks before peak spring buyer traffic shows up.
That’s normal seasonal behavior.
Here’s why that matters:
If buyer activity rises shortly after inventory increases, the market feels balanced and steady.
If buyer activity doesn’t rise fast enough, homes take longer to sell and sellers begin adjusting expectations.
You don’t need industry jargon to understand that.
It’s simply supply and demand timing.
That’s why watching consecutive weeks — not just one — gives us better insight.
Source: National Association of REALTORS® (NAR)
Market Tip of the Week
Buyers:
If you’re serious about purchasing this spring, start narrowing your criteria now. Decide what truly matters — view, flood zone, lot size, price flexibility — so you can act confidently when the right one appears.
Sellers:
Review how many new listings entered your price bracket in the past two weeks. That’s your real competition — not last year’s sales.
🌴 The Forgotten Coast market isn’t cooling — it’s positioning. Two straight weeks of rising supply ahead of spring makes this a moment to watch patterns carefully. If seasonal demand follows as it often does, we could be looking at a steady and active spring across the coast.
