This quarter tracks closely with Q1 2023 — a healthy, normal market. The 4-year average for Q1 volume is approximately $16M, which is exactly where we landed.
Correctly priced homes are selling faster than last year. The 12 expired listings in Jan–Feb are overpriced homes dragging the market perception. Price right → sell in 81 days.
8 of 28 Q1 2026 sales were manufactured homes — the highest in 4 years. Strip those out and Nelson's SFD median sits at $739K, down only 3% from Q1 2025. The market has not crashed. The product mix changed.
The average buyer is negotiating ~$30,000 off asking price — the most room in 5 years. Sale-to-ask hit a 5-year low of 93.5%.
These deals close in April and May — Q2 numbers will reflect a more active market. Spring market acceleration is already underway.
Under $600K: move quickly — demand is high and supply is thin. Between $600K–$800K: you have options and real negotiating room. Over $1M: 22 listings, only 2 sold — you are in the driver's seat.
The $600K–$800K band has a 30% sell-through rate — 7 out of 10 homes are sitting. The ones that sold were priced correctly from day one. Price it right or watch it expire.