Published October 7, 2026 in Market Update

7 Signs Your Price Is Too High in the South Metro

By Austin Eaton | The Eaton Group

Real estate, District 196 2026 Listings 10.7.26

I pulled every listing in District 196 through October 7, 2026. That is 1,181 homes that sold, 121 that gave up with no sale, and 420 still sitting. The market here is genuinely tight. At today's pace, every home for sale would be gone in 2.4 months. But tight does not mean automatic. These seven signs are how you tell, before you list, whether your price is working for you or against you.

1. You are priced above $600K and your days are adding up

Homes priced at $600K and up had the highest rate of giving up of any price range: 12.8%. That is nearly 1 in 8. Below $600K, most ranges came in at 6.5% to 10.6%. The $400K to $450K range had the lowest give-up rate of all, at 6.5%. If your home is priced above $600K and it has been sitting, the data says this is the range where homes gave up at the highest rate.

2. You are past week two with no offer

Homes that sold in the first week got 102.4% of what they first asked. Homes that sold in week two got 101.3%. By week three, that dropped to exactly 100%. By week four, it slipped to 99.6%. The market sends its strongest signal in the first two weeks. If you have not had serious interest by then, the price is almost always the reason.

3. You are already in month two and still listed

Homes that sold in month one got 100.3% of what they first asked. Homes that took until month two got 97.9%. Homes that stretched into month three got 95.4%. The longer it sits, the more you give back. The price you set on day one shapes the check you get at closing.

4. You have already dropped your price once

Nearly 64 in 100 homes currently for sale have already dropped their price. The typical drop is $20,000, which is 4.6% of what they first asked. One home on Ashley dropped $200,000. A price cut can restart attention, but it also tells buyers the first number was a guess. Getting the price right before you list is almost always cheaper than chasing the market down.

5. You are priced above $550K and hoping for full price

In the $400K to $550K range, 72.6% of homes sold at or above their asking price. Above $550K, that dropped to 58.5%. That is still more than half, but it means 41.5% of sellers above $550K did not get what they asked. If you are in that range and expecting a full-price offer, the odds are closer to a coin flip than a sure thing.

6. September came and your home is still waiting

The market slowed as summer ended. In September, homes that sold got only 98% of what they first asked, down from 100% in June and July. Days to sell stretched to 34 in September, compared to 19 in June. That shift is not permanent, but it is real. A home that was priced fine in May may need a harder look heading into fall.

7. Your price looks like the homes that gave up, not the ones that sold

The typical first asking price of homes that gave up was $419,000. The typical first asking price of homes that sold was $419,900. Those are nearly the same number. The price alone did not separate winners from losers. Condition, location and how the price compared to what buyers could actually find nearby mattered more. But 121 homes never sold. Knowing which side of that line you are on before you list is the whole game.

What to do if you hit most of these

If you are selling, the number to fix on is week two. If you have not had real interest by then, do not wait for month two to act. The data is clear: every month you hold a price that is not working costs you more than the cut itself would have. The market here is tight, 2.4 months of supply against a national figure of 4.9 months according to the National Association of Realtors, but tight does not protect an overpriced home. Rates are also not helping: the 30-year fixed averaged 7.28% as of October 1, 2026, up from 6.34% a year ago, according to Freddie Mac's weekly rate survey. Buyers are doing the math on every dollar of asking price.

If you are buying, these signs work in your favor. A home that has been sitting past week two, or past the first month, is a home where a seller may be ready to talk. The homes that took four months to sell got 92.3% of what they first asked. That gap is your negotiating room, and it is real.