Ten homes closed in Nottingham Country in September, and three of them went under contract in four days. The other seven took anywhere from three weeks to almost five months. It was the same neighborhood, the same month and the same buyers, and what separated them wasn't price as much as you'd expect.
Market Brief: September 2026
what the numbers are telling us
What sold this month
This leaves out one sale in the Kelliwood section and one home that closed August 31.
Homes sold: 10
Median sold price: $402,500
Sale price range: $270,000 to $700,000
Median days on market: 25
Median sold price per square foot: $162
Average sale-to-list ratio: 96.7%
Eight of the ten closed under list price and two closed over. None closed at list. Buyers this fall are negotiating, and they're doing it with confidence, but they'll still step up for a home that's ready.
The three fast homes were listed at $325,000, $460,000 and $525,000, so they weren't all at the bottom of the market. Two of them sold over asking. The homes that are sitting aren't all priced high either. Of the 25 homes for sale right now, 14 have been on the market 60 days or more once you count relists, and 9 of those are listed under $430,000.
So this month the line isn't a number. It's whether a home comes on priced for the condition it's actually in, against the homes it's actually competing with.
703 Cranfield Court listed at $460,000 and went under contract in four days. It closed above $473,000, about 3% over asking, with 2,658 square feet.
1914 Wine Cedar Lane was last listed at $495,000 and closed near $460,000 after 144 days. It has about 430 more square feet than Cranfield and sold for $13,500 less.
That's the bigger house selling for less, nearly five months later. The difference was positioning at the start, not luck. When a home meets the market in its first two weeks, buyers compete for it. When it doesn't, the market still sets the price, just later.
a recent case study
Published: September 2026
Data pulled from HAR MLS and Altos– Nottingham Country only
Across all of 77450, the Market Action Index sits at 31, the same as last month, which Altos reads as a slight seller's advantage that has been drifting lower for several weeks. Inventory has held steady at about 239 single-family homes. The median list price is $399,000, and new listings are coming on a little lower, at a median of $380,000.
The number worth sitting with is that 46% of the homes for sale in 77450 have already had a price reduction, and 28% have been relisted. Prices are holding, but sellers who start high are finding their way back down. Nottingham Country is moving faster than the zip as a whole. Our active listings have a median of 34 days on market, against 77 days across 77450.
the broader picture
Eight homes are under contract right now: seven pending and one option pending. Three of them went under contract in 4 to 11 days, at $399,999, $485,000 and $899,000, so well-positioned homes are still moving at every price point. There are 25 homes for sale, from $275,000 to $879,000, with a median list price of $475,000.
In Nottingham Country, fall and early winter tend to slow, and January and February run the longest days on market. September is where that risk starts. If you're thinking about listing before spring, this month's sales say the first two weeks matter more than the list price itself.
Sources: HAR MLS, Nottingham Country single-family homes (Kelliwood section excluded). Closed sales 9/1 to 9/28/2026; active and pending listings as of 10/2/2026. 77450 figures from Altos Research, report dated 10/3/2026.
