Published October 28, 2026 in Market Update

Homes Over $650K Sold in 12 Days. Under $350K Took Three Times as Long.

By Tommy Williams

Real estate, Summerhill

Not every Summerhill home is competing in the same market. I pulled every lived-in home that sold here and compared the two price ranges that sit furthest apart: homes that first asked $650K and up against homes that first asked under $250K. The numbers stop on October 23, 2026. What I found is not what most sellers expect.

The higher the price, the faster and cleaner the sale

The typical home priced at $650K and up found a buyer in 12 days. The typical home under $250K took 35 days. That is 23 days longer, nearly three times as slow.

The price gap tells the same story. Homes over $650K sold for a middle price of $828,500. Homes under $250K sold for $174,000. But it is not just about the dollars. The $650K-and-up group got 100% of what they first asked. The under-$250K group got 95.3%. On a $174,000 home, that 4.7% gap is roughly $8,178 left behind.

The $650K-and-up group also had the lowest give-up rate of any price range in this market, at 35.7%. The under-$250K group saw 39.5% give up. That means for every 10 homes that sold under $250K, nearly 4 more came off the market with no sale at all.

The $250K-to-$350K range is where things get hardest. Exactly half of the homes in that range gave up without a sale. That is the highest give-up rate of any group in the market.

The middle ranges have a problem that the top does not

Here is the surprise. The $250K-to-$350K range had the most homes give up of any group, at 50%. That is one out of every two homes that tried. And those homes did not start out asking too much. The typical first asking price of homes that gave up across the whole market was $362,500, just $36,500 below what sold homes first asked.

The $650K-and-up group had 41 homes give up too. That is not a small number. But those 41 sat alongside 74 that sold. The ratio is much better. And the ones that sold got every dollar they asked, from the very first price.

The $450K-to-$650K range is worth watching. It had 72 homes sell and 45 give up, a 38.5% give-up rate. Those homes took 29 days to sell and got 95.9% of their first asking price. That is close to the market average, but the give-up count is high. Buyers in that range are pushing back on price.

Right now, 260 homes are for sale in this market. Nearly 6 in 10 have already dropped their price, with a typical cut of $25,000. At the current pace, it would take 6.6 months to sell every home for sale. That puts buyers in a stronger spot than they were earlier this year, when homes were moving in 18 days on average.

What sellers and buyers should each do differently right now

If you are selling, the data makes one thing clear: the market does not forgive an overpriced home. Homes that gave up first asked $36,500 less than homes that sold, yet they still could not find a buyer. That means it was not just the price. Presentation and timing matter. Homes that sold in their first month got 100% of what they first asked. Homes that took three months or more got 92.7% or less. Every week you sit on the market costs you money. Price it right from day one, or plan to give some back.

If you are buying, you have more time than you did earlier this year. The market shifted from 18 days to sell in the first half of 2026 to 43 days in the second half. Nearly 6 in 10 homes for sale have already cut their price, with a typical drop of $25,000. That said, the 30-year fixed rate averaged 7.32% as of October 22, 2026, up from 6.19% a year ago, according to Freddie Mac's Primary Mortgage Market Survey. A higher rate shrinks what you can afford, so do not wait for a price cut that may not cover what you are paying in interest.