New Listings
55
Homes listed
Market Memo
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New listings, pendings and closings all landed within one unit of August 2025. Active inventory did not. Here is what that gap means if you are pricing a house this fall.
Everything below is pulled straight from this week's numbers and this week's tip.
Watch on YouTubeFigures cover the week of August 17 to 24, 2026.
| Metric | 2025 | 2026 | Change |
|---|---|---|---|
| New Listings | 54 | 55 | Up 1 |
| Pendings | 46 | 45 | Down 1 |
| Closed | 44 | 44 | Flat |
| Active Inventory | 531 | 586 | Up 55 (10%) |
Three of the four numbers came in within a single unit of last August. That is about as close to a repeat week as this market gets. The one line that moved is inventory, up roughly 10 percent, and inventory is the line that changes how a house should be priced.
Add up the three regions and there are roughly 1,200 homes for sale across Southcentral Alaska right now. Working that same ground are roughly 2,400 licensed realtors.
Do that division and you have the number that explains most of what agents are feeling this year. It also explains why the agent you hire matters more in a market like this one than it does in a market with plenty of houses to go around.
Rounded counts across the Mat-Su Valley, Anchorage and the Kenai Peninsula. Approximate by design, not precise figures.
Marty's own rounded counts, taken this week. Treat them as ballpark, not as reported MLS totals.
Rates today sit roughly in the mid 6 percent range and push toward 7. A very large share of owners bought or refinanced between 2020 and 2022 at rates well under that, and they are simply not selling. That rate lock is a big part of why inventory has stayed thin and why prices have held up even with financing costing more than it did.
Those two things get confused constantly. There are not enough houses, but buyers are not throwing money at anything with a roof either. Price it right and it sells. Overprice it and it sits, sometimes for months, until the price comes down to where it should have started.
The good news on the closing side: 44 sales closed this week, which means closings are catching up to pendings after a slower start to the year.
Fifty five more homes on the market than a year ago is real progress, and it is the first stretch in a while where buyers have had genuine choice. Use it.
Just know that new listing flow slows down seasonally from here, so the pool you are shopping today is close to the best selection you will see before spring. The market changes with winter, it does not stop. Serious buyers keep moving, and so do serious sellers.
If you price your house right, it will sell. If you overprice it, it might sit for a while until you get it down to where it should sell.
If there is any chance you list in the next twelve months, this is the window. Every one of these gets harder, more expensive, or flat out impossible once the ground goes white.
Green grass sells. A driveway in January does not. Get your listing photos taken while the yard still looks like a yard, because by the time New Year's rolls around, summer feels like a distant memory to every buyer scrolling listings.
While you can still see the ground, walk the perimeter. You want a positive slope carrying water away from the foundation, not running back toward it. Once snow covers everything, judging that slope is close to impossible, and drainage is one of the first things an inspector looks at.
Find every standpipe and riser on the property and mark them so they can be seen. If yours were cut off flush with the grass so the yard could be mowed, that is exactly the case that needs a marker before the whole property turns into one flat white sheet.
I can tell you stories about jackhammering a backyard at twenty below trying to find septic tubing. That is a nightmare, and it is a hundred percent avoidable.
Marty Van DiestPricing is the whole ballgame in a market like this one. If you want a straight answer on what your house should list at, and what it will actually take to move it before winter, call us. No pitch, no pressure.
“We care about our clients long term. We will help you, not sell you.”