Published September 26, 2026 in Market Update

52% of Homes for Sale Already Cut Their Price

By Jasmin Bradley

Real estate, market update clean

I pulled every listing in Columbia County and Richmond County through September 25, 2026, and one number stopped me cold. More than half the homes for sale right now have already cut their price. Not a few. Not a rough patch in one neighborhood. More than half. I want to show you exactly where the pain is worst, and where sellers are still holding their ground, because those two things are not the same place.

The $250K to $350K range is where sellers are winning right now.

Of every home priced $250K to $350K that either sold or gave up, only 20.8% gave up. That is the best number of any price range in this market. The typical home in that range sold for $285,000 and found a buyer in 30 days. When it sold, it got 100% of its last asking price and 98% of what it first asked. Those are not soft numbers.

The $200K to $250K range is close behind, with 24.6% giving up. The typical home there sold for $215,500 in 34 days and also got 100% of its last asking price. These two ranges, $200K to $350K, are where buyers and sellers are still meeting in the middle.

Above $350K, it gets harder. The $350K to $450K range saw 26.1% give up. The $450K and up range saw 27.4% give up. Those homes took 37 to 40 days to sell and got back 96.9% to 97.7% of what they first asked. Not a disaster, but noticeably softer than the middle.

Under $200K is the toughest place to be a seller right now. One in three homes in that range, 33.6%, came off the market with no sale. That is nearly 10 points worse than the next range up. The typical home there sold for $143,000 in 35 days and got back only 95.1% of what it first asked.

The longer a home sits, the more money leaves the table.

Here is the number that should change how every seller thinks about pricing. Homes that sold in the first month got 100% of what they first asked. Homes that took two months got 95.9%. Homes that took four months got 93.2%. Homes that took over six months got back only 86.4% of what they first asked, and they sat on the market for a typical 266 days.

That gap between month one and month six is 13.6 cents on every dollar. The home did not get cheaper. The seller just ran out of time and leverage.

Canterbury Farms makes this real. One home on Mitcham Avenue was on the market 5 days, asked $400,000, and sold for $400,000. Another home on Brentford Avenue sat 371 days, asked $409,900, and sold for $350,000. Same neighborhood. $59,900 apart. The difference was not the house. It was where the price started.

Right now, 859 of the 1,651 homes for sale have already cut their price. That is 52%. The typical cut is $14,100, and that is just the cut already made. It does not count what comes next if the home keeps sitting. The market has 4.4 months of supply at the current pace, which puts it between a seller's market and a buyer's market. Neither side has a clear edge, which means price is doing all the work.

The biggest single cut in this market is $955,000, on Firethorn Court. That is not a typo. One home, nearly a million dollars removed from its asking price. The total dollars cut across all 859 homes is $19,831,343. That is real money that sellers planned on and did not get.

What this means if you are selling or buying right now.

If you are selling, the data says one thing clearly: the price you start at is the price that decides everything. Homes that sold in month one got every dollar they asked. Homes that waited got back only 86.4% of their first price after a typical 266 days. A price cut of $14,100 sounds manageable until you add the carrying costs of nine more months. Price it to sell in the first 30 days, or plan to give something back. The 30-year fixed rate averaged 7.03% as of September 24, 2026, up from 6.30% a year ago, per Freddie Mac's weekly rate survey. Buyers are already stretching. A price that asks them to stretch further is a price that sits.

If you are buying, the 4.4 months of supply means you have real choices right now. The National Association of Realtors reported that national inventory hit 4.9 months in August 2026, its highest level in over ten years. Locally, 52% of homes for sale have already cut their price. That means more than half the sellers you are looking at have already moved. The ones who have not yet may move soon. Focus on homes that have been sitting 60 days or more in the $350K and up range, where 26% to 27% gave up. Those sellers know the market has shifted.