Mahoney Knows Homes: What Q1 2026 Means for Kingston Springs Homeowners

The first quarter of 2026 is officially in the books, and the data tells a clear story: the Kingston Springs market has shifted. If you’ve noticed that some homes are selling instantly while others seem to linger, you aren’t imagining it.

We are currently in a “Market of Two Speeds,” and understanding the difference is the key to making a smart move this year.

From 4 Days to 44 Days

The most significant change isn’t price, it’s patience. In Q1 of 2025, the median time on market was a lightning-fast 4 days. This year, that number has moved to 44 days, with the average stretching closer to 60 days.

At the same time, we are still seeing well-positioned homes go under contract in less than a week, while others are sitting for 100 days or more.

This doesn’t mean buyers have left Kingston Springs. It means they have become more selective. They are taking their time, comparing their options, and looking for real value rather than rushing into a decision out of fear of missing out.

The Importance of Precision

Last year, the market was forgiving of “testing the waters” with a high price. Today, the divide is sharp. Homes priced accurately for today’s conditions are still moving well, often within the first 7 to 10 days.

However, homes that miss the mark are sitting for weeks or months, with some exceeding 150 days on market. In 2026, your strategy on day one determines your result on day thirty.

Understanding the Numbers

If you look at average sales prices, it appears the market has taken a significant jump. The average sale price increased to nearly $690,000 this quarter. However, that’s not the whole picture.

The median home price sits closer to $425,000, which is actually down from last year’s $475,000. That gap is being driven by a handful of high-end sales, including properties over $1 million and one sale approaching $3 million on large acreage.

The heart of our market remains in the $350,000 to $500,000 range. That is where the most activity is, and where the most competition lives.

A Level Playing Field

For the first time in a while, we are seeing a more balanced environment. In 2025, it was common to see homes sell at or above list price.

In 2026, many properties are closing below asking, often by $10,000 to $30,000 depending on condition and positioning. This isn’t a down market, it’s a healthy one. It allows buyers the breathing room to make disciplined decisions and requires sellers to be more intentional with their presentation.

The Path Forward

If you are considering a move in 2026, the “wait and see” approach of years past has been replaced by the need for a clear plan.

For Sellers: Success today requires pricing based on current data, not last year’s headlines. The difference between selling in a week and sitting for months often comes down to your pricing position from the start. 

For Buyers: You finally have the space to find the right fit. Use that time wisely, because the best homes are still moving quickly when they hit the market.

Kingston Springs is a unique place to live, and our real estate market reflects that. The data is clear, but knowing how to interpret it and apply it to your specific situation is what actually drives results.

If you are thinking about selling, buying, or just want a clear picture of where you stand, I’m always available to walk you through the numbers and help you build a strategy that works in today’s market.