January 2026 Market Recap: 30A East Starts the Year with Buyer Leverage (But Price Strength)
Published February 2026 — Data through January 2026
January on 30A East came in with a very “new year, same leverage” vibe — technically still a buyer’s market, but with pricing strength that makes things a little more nuanced than the headline suggests.
Inventory shrank. Pending contracts rose. Prices jumped month-over-month. Yet months of inventory still sit firmly above six.
Let’s break it down.
📉 Still a Buyer’s Market — But Tighter
January officially registered as a buyer’s market, with:
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8.7 months of inventory (closed sales)
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Down 23.1% year-over-year
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Up 42.5% from last month
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8.2 months of inventory (pended sales)
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Down 29.2% year-over-year
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Down 24.2% month-over-month
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Inventory is lower than last year and lower than December — but still well above the 6-month neutral threshold. That keeps leverage on the buyer side… for now.
🏡 Sales Activity: Mixed, But Healthy
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69 homes sold
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Up 13.1% year-over-year
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Down 36.7% month-over-month (December was unusually strong)
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73 homes went under contract
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Up 17.7% from December
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Up 23.7% year-over-year
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So yes, closings dipped after December’s surge — but pending activity suggests buyers are still stepping in.
💰 Prices: Quietly Strong
Here’s where things get interesting.
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Average Sold Price: $2,593,000
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Up 21.2% month-over-month
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Up 8.3% year-over-year
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Median Sold Price: $1,457,000
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Up 6% from December
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Down 1.9% year-over-year
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Price per Square Foot: $961
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Up 14.7% month-over-month
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Up 5.1% year-over-year
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The six-month trend shows:
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Average price = Appreciating
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Median price = Neutral
Translation: higher-end product is pushing averages up, and price compression isn’t happening the way some expected heading into 2026.
⏳ Days on Market & Negotiation
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Average Days on Market: 122
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Up 3.4% from last month
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Up 15.1% year-over-year
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Sold-to-Original List Price Ratio: 93%
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Down 1.1% year-over-year
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Homes are taking a bit longer than last year, and buyers are still negotiating. But they’re not lowballing into oblivion either — 93% is a measured, normal negotiation range.
📊 Absorption: Improving Year-Over-Year
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Absorption (closed sales): 11.5%
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Up 29.3% year-over-year
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Down 29.4% month-over-month
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Absorption (pended): 12.1%
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Up 40.8% year-over-year
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Up 30.1% month-over-month
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Year-over-year absorption growth is a good sign — it means demand hasn’t evaporated. It’s just selective.
🔑 The Takeaway
30A East remains a buyer’s market on paper, but price metrics are stronger than many expected at the start of the year.
Inventory is lower than last year. Pending contracts are rising. Average pricing is appreciating. That’s not a collapsing market — that’s a recalibrating one.
For buyers: leverage exists, but it’s not unlimited.
For sellers: pricing correctly still matters, but quality inventory is being absorbed.
This isn’t chaos. It’s normalization.
📄 Want the Full Data?
If you’d like to review the full charts, absorption breakdowns, and month-over-month comparisons, I’m happy to send the complete 30A East market report.
🏠 Planning a Move in 2026?
If you’re thinking about buying, selling, or just trying to time your next move along 30A East, the nuance matters more than the headline.
📞 850-517-6170
📧 [email protected]
🌐 www.30alifestyleagent.com
