January 2026 Market Recap: WaterColor Stays Balanced — But Selective
Published February 2026 — Data through January 2026
WaterColor didn’t swing. It didn’t spike. It didn’t unravel.
It stayed balanced.
January officially registered as a neutral market, and that feels exactly right. Inventory is lower, sales held steady, and pricing strength continues — even as buyers negotiate more confidently than they were this time last year.
Here’s the distilled version.
⚖️ Still Neutral — And That Matters
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4.4 months of inventory (closed sales)
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Inventory down year-over-year and down month-over-month
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Sales up year-over-year
WaterColor continues to sit in that rare 3–6 month sweet spot — not seller-dominant, not buyer-heavy. Just balanced.
That’s something most of 30A can’t say right now.
🏡 Sales Are Stable, Not Surging
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7 homes sold (same as last month, up 40% year-over-year)
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Pending contracts dipped month-over-month
Translation: buyers are active — just selective. Homes are trading, but not in a frenzy.
💰 Pricing: Strong at the Top
January pricing told a confident story:
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Median Sold Price: $3.9M
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Average Sold Price: $4.37M
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Both up meaningfully month-over-month
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Both appreciating on a 6-month trend
Even with some softness in price-per-square-foot, overall price trends remain appreciating.
This isn’t a discount market. It’s a disciplined one.
⏳ Days on Market Jumped — But Don’t Panic
Average days on market moved to 97 days, up sharply from December.
But context matters:
December’s DOM was unusually compressed. January’s number reflects normalization, not collapse.
Negotiation is present:
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Sold-to-Original List Price Ratio: 86%
Buyers are negotiating harder than last year. Sellers are adjusting. That’s healthy balance, not weakness.
📊 Absorption Confirms the Balance
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Closed-sale absorption improved year-over-year
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Pending absorption softened month-over-month
One metric leans neutral-to-seller. The other leans cautious.
That’s what transition looks like.
🔑 The Takeaway
WaterColor is not swinging wildly with the broader market.
It remains one of the most stable micro-markets on 30A.
Inventory is contained.
Prices are holding.
Buyers are negotiating — but they’re still buying.
For buyers: expect discipline, not desperation.
For sellers: strong pricing still works, but strategy matters more than ever.
WaterColor is balanced. And in 2026, balance is powerful.
🏠 Watching WaterColor Closely?
Whether you're considering buying, selling, or just tracking how this neighborhood behaves compared to the rest of 30A, nuance matters here.
📞 850-517-6170
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