Is the Clements Ferry Market Cooling? Summer 2026 Numbers

Every third conversation lately starts the same way.

Somebody catches me at a lunch, or texts me after seeing a scary headline, and it's some version of the same question: Keaton, is the market cooling off out here?

Usually there's a real worry underneath it.

The seller who's watched a sign sit up the street and is quietly wondering if they missed their window.

The family that needs more room but is scared to list into a "bad market."

The buyer who's been on the sidelines for a year, wondering if now's the time or if they're about to catch a falling knife.

So I did two things for you.

I pulled our corridor's actual sales this week then lined them up against what I'm seeing firsthand with the homes I'm selling out here.

The numbers and my own two feet are telling the same story.

The headlines aren't.

1️⃣ Nobody's caving on price

The headline says prices are softening.

The numbers say the median home off Clements Ferry sold for about $737,000 last month, and a year ago it was $735,000.

Flat.

Sellers took home 96-100% of asking price in June.

And that matches exactly what I'm seeing: the homes I'm putting under contract out here are closing right at or just below asking, not a penny of panic in them.

If you've been telling yourself you already missed the top, that's the fear talking, not the data.

Prices out here didn't fall. They dug in.

2️⃣ The good ones still go fast

The headline says homes are sitting.

The numbers say the average home off Clements Ferry went under contract in about 33 days last month, basically the same as the 31 days it took last summer.

On the ground, it feels exactly like that number.

When a move-in ready home hits out here, it's gone in about a month.

So, if you're holding off on selling because you picture your house languishing half a year with a sign rotting in the yard, let me put that one to bed.

The right house, priced right, still moves.

3️⃣ Here's what really did change

This part's real, and I won't pretend otherwise.

There are about 89 homes for sale off Clements Ferry right now versus 57 a year ago, so roughly 55% more to choose from.

If you're a buyer who's felt boxed out, that's your good news. You've got real choices, and sellers aren't fielding ten offers in a weekend, so there's finally room to negotiate.

That's the number people hear and panic about.

But look at the whole board: prices flat, close to full asking, gone in a month, and still under four months of supply, which is a market that favors sellers.

That's not a market breaking.

That's a market catching its breath and acting normal again.

We just forgot what normal felt like.

The headlines and the numbers are telling two different stories right now, and the only people who get burned are the ones who make a big decision based on the headline.

That's the whole reason I send these. Not to talk anybody into anything, but so you're deciding on what's actually happening on your street instead of what a headline made you feel.

I'd rather you hear it from someone whose feet are on this ground every week.