Published October 25, 2026 in Market Update

Baymeadows and Etown have fewer homes for sale, even with slower sales

By Angela GiGi Urbanski

Real estate, Baymeadows/Etown

Here is the one thing that matters most heading into the fall market. The Real Estate Data Aggregator counted 489 homes for sale across Baymeadows and Etown in the three months ending August 31, 2026. That is down 26% from the same period a year ago. Fewer homes for sale, even with sales slowing, means less competition for sellers and fewer choices for buyers.

Nationally, the picture looks different. Realtor.com reported active listings topped 1.16 million homes for sale across the country in September 2026. Baymeadows and Etown are moving in the opposite direction from the national trend.

What the numbers say, ZIP by ZIP

The two ZIP codes that make up this market tell slightly different stories. Both are worth knowing.

Prices: two different directions

In ZIP 32256, the Real Estate Data Aggregator put the median sale price at $404,000 for the three months ending August 31, 2026. That is down 1.7% from the same period in 2025. A small dip, not a collapse. Sellers who price carefully are still getting close to their ask.

In ZIP 32246, the story is different. The Real Estate Data Aggregator put the median sale price at $375,000, up 8.7% from a year ago. Sales volume fell sharply there, down 23%, but the homes that did sell went for more.

Sales slowed, but pending contracts held up

The Real Estate Data Aggregator counted 362 homes sold across both ZIP codes in the three months ending August 31, 2026. That is down 12.8% from a year ago. Fewer closings, yes. But pending sales across both ZIPs totaled 390, down only 5.3%. Buyers are still writing contracts. The pipeline has not dried up.

How fast are homes moving?

Speed depends on which ZIP you are in. In 32256, the Real Estate Data Aggregator put the median days on market at 71 days. That sounds long, but it is actually 20 days shorter than the same period last year. In 32246, homes sat for a median of 48 days, five days shorter than a year ago.

In 32246, the Real Estate Data Aggregator found that 32.7% of homes went under contract within two weeks of listing. In 32256, that share was 21.4%, up 2.8 points from a year ago. Well-priced homes in both areas are finding buyers.

Rates and affordability: the backdrop

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is the national context every buyer here is working inside. Rates at that level change what a buyer can afford, and they slow decisions.

CNBC reported that a monthly payment on a 30-year fixed mortgage on a median-priced home took up roughly 33% of a median family's income in 2025. That same share was 26% in 2022. Affordability has tightened. Buyers coming from out of the area should build that math before they fall in love with a home.

Realtor.com also reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That is not the local number, but it tells you something about what sellers elsewhere are running into. Here, the sale-to-list ratio in 32256 was 97.2% and in 32246 it was 98.4%, both up from a year ago. Locally, sellers are holding closer to their ask than the national trend would suggest.

What this means for sellers

With inventory down 26% across both ZIPs, a well-priced home has less competition than it did a year ago. The Real Estate Data Aggregator put months of supply at 4.2 months in 32256 and 4.1 months in 32246. That is not a shortage, but it is tighter than a year ago in 32256, which was down 1.7 months.

The honest admission: sales are slower and new listings are down 7% across both ZIPs. Pricing right still matters. A home that sits too long loses its edge, even in a market with fewer choices.

What this means for buyers

Fewer homes for sale means you have fewer chances to be picky. In 32246, nearly 1 in 3 homes went under contract within two weeks. If you are relocating to this area, get your financing sorted before you start touring. Drive the commute routes at rush hour before you commit to a neighborhood. And get insurance quotes and check the flood zone for any address you like, before you get attached to it.

One more thing worth saying. These numbers cover two ZIP codes. One street can read very differently from the whole ZIP. A home's price, its days on market, and what it finally sold for depend on the block, the condition, and how it was priced from day one.