Q2 Sales Volume — 4 Year Comparison
Spring is Nelson's busy season. Here's how this one stacks against the last three.
Sales more than doubled off the winter quarter (30 → 68), exactly the spring acceleration last quarter's report predicted from its 20 pending deals. Even so, this was the quietest spring in four years by count — while total volume held at $51.2M, within 6% of every year back to 2023. That's not a market falling apart; it's one gliding back to normal after the 2023–2025 run. Fewer homes traded, but they traded for more.
Median Days on Market — 4 Year Trend
How long the typical Nelson home takes to sell. Lower means faster.
Median days on market held at 30 — matching last spring's 28 and running at half the winter pace (58 in Q1). Yet the board's average DOM climbed 22% year-over-year, from 64 to 79 days. Both are true, and together they're the whole story: sharply-priced homes still fly, while a growing tail of overpriced and over-$1M listings sits longer and longer, dragging the average up. That's the paradox — a "slow" market where the right homes sell fast.
Overall Median vs. Nelson SFD Median
The all-types median swings with the product mix. The Nelson single-family-detached median is the truer read on core home values.
Last quarter, a wave of manufactured-home sales dragged the all-types median down to $538K and made it look like Nelson crashed. This quarter the mix normalized — manufactured sales fell from 8 to 3 — so the all-types median sprang back to $720K, up 2% year-over-year. But don't over-read the bounce: strip it down to Nelson-proper detached homes and the median actually eased about 4.5%, from $790K to $754.5K. Same lesson as Q1, mirror image — watch the mix before you trust the headline.
Sale-to-Ask Ratio — 4 Year Trend
How close final sale prices land to asking. Higher means less room to negotiate.
Negotiating room widened only slightly off the 2025 peak. The takeaway hasn't changed: price a Nelson home right and it still sells close to ask; overprice it and it sits. The leverage is in the pricing, not the haggling.
Supply & Demand at a Glance
Months of supply is the cleanest single gauge of who holds leverage.
Six independent signals cooled year-over-year: pending sales (−7%), new listings (−9%), closed sales (−3.5%), sold-to-asking (97.1% → 96.0%), and average days-on-market (up 22%), while the board's all-types supply already reads 7.2 months — buyer's territory. Nelson has slipped off the peak into the early edge of a buyer's market. But it's uneven: the $600–800K mid-market still sold through at 100%, while 43 listings over $1M compete for a handful of buyers. Leverage up-market; still competitive in the middle.
Q2 Sales vs. Active Listings — By Price Band
The sell-through rate — homes sold against homes still for sale — tells you exactly where buyer demand is concentrated right now.
If you priced a Nelson home in the spring using last quarter's map, you were wrong in both directions. The $600–800K band went from ice-cold to sold-out; the over-$1M band stayed soft with a growing pile of listings. Knowing which band your home sits in — and which way it's trending — is the whole game right now.