Market Recap | March 22 – March 28, 2026
Over the past few weeks, we’ve watched the market shift from older listings finally closing to newer ones starting to move more quickly. Last week, we talked about buyers narrowing down their options—this week, we can see what’s actually pushing them to act.
So instead of just reporting the numbers, I took a closer look at last week’s sales to see what was really driving those decisions.
Across both fast and slow sales, a consistent pattern is showing—many properties are going under contract only after noticeable price adjustments. This includes properties that sold in just a few days, as well as those that had been on the market for an extended period.
What we can clearly see from the data is that closings are frequently happening after pricing changes, not at the original list price.
This Week’s Numbers
Residential Inventory: 817 active listings (288 Franklin | 499 Gulf | 30 Other | 188 waterfront)
Vacant Land: 752 active lots (333 Franklin | 385 Gulf | 34 Other | 133 waterfront | 85 RV-approved)
Sales: 35 properties closed ($22,500 to $1,699,000)
What It Means
The wide range in days on market—the quickest sale coming in at just 3 days and the longest stretching to 940—shows that properties are moving at very different speeds.
But when you look a little closer, speed isn’t the deciding factor—pricing is. Many of these properties didn’t go under contract until after a price adjustment, which tells us that movement is happening when pricing lines up with what buyers are willing to pay.
What This Means for Buyers & Sellers
For Buyers: Don’t rely on the list price alone—take a few minutes to look at what similar homes in the same area have actually sold for. Focus on properties that are similar in size, location, and condition so you can better understand what makes sense for today’s market.
Also pay attention to how a property is presented. Homes that aren’t staged well or feel unfinished don’t always have something wrong with them—but they can sometimes create opportunity, especially if they’ve been sitting longer or have already had a price change.
For Sellers: Buyers are comparing your home to everything else on the market right now—price, condition, and presentation all matter. Based on this week’s data, many properties are not moving until pricing is adjusted.
If you’re not in a position to lower your price, it doesn’t mean you can’t sell—but it may take longer while waiting for the right buyer. Homes that are priced in line with what buyers are seeing elsewhere tend to move faster, while others may require time and adjustments.
From a broader perspective, the National Association of Realtors continues to report that as inventory increases, buyers gain more flexibility and become more selective. That lines up with what we’re seeing locally—activity is there, but pricing is playing a bigger role in when a property actually sells.
Market Tip of the Week
Buyers: Use tools like your local Property Appraiser and recent sales on Zillow or Realtor.com to compare similar homes in the same area. Looking at what has actually sold—not just what’s listed—can help you better understand the market before making a move.
Sellers: Before listing, search your own home and nearby properties online to see exactly what buyers will see. Compare photos, descriptions, and overall presentation so you can position your home competitively from day one.
🔎 Source: Inventory and sales data sourced from Flex MLS — Gulf & Franklin Counties Report generated March 28, 2026
