If you were watching the real estate market closely in July, you felt it: a peak. The spring rush had built momentum through summer, but national data now shows July 2026 was the strongest month of the year.
Pending home sales just declined for the first time in months. That’s not a crash signal. It’s a rebalancing. Buyers who missed the spring frenzy are taking their time. Sellers are still strong, but the urgency is cooling.
The Numbers Behind the Shift
Mortgage rates hit 6.81 percent this week — the highest level in over a year. Bond yields are elevated by geopolitical tensions and Fed inflation concerns. Meanwhile, home inventory is increasing: Hillsborough County active listings jumped 8 percent year-over-year.
More homes are coming on the market, even as buyer urgency wanes. In Hillsborough County, homes still sell 58 percent above asking price. But that advantage is built on scarcity. As inventory grows, that dynamic will shift.
Days on market tell the real story. Hillsborough homes sell in 24 days — half the national average. That’s extraordinary. But pause in pending sales suggests that advantage is tightening.
What This Means for Sellers
If you’re thinking about selling this fall, now is the window. Zillow’s chief economist called July “the peak for 2026.” Expect softer momentum through the rest of the year. Overpricing was a gamble in July. It’s a mistake in August and beyond.
Price your home competitively. Stage it well. Get it on the market before September. The seller’s advantage is real — but it’s time-limited.
What This Means for Buyers
This is your moment. If you sat out spring and early summer because of FOMO, August and September just opened a new window. More homes, less buyer competition, and sellers who are willing to negotiate.
You won’t get a buyer’s market in Southern NH anytime soon. We’re still tight. But you will get breathing room. Make your offer. Build your inspection contingency back in. Ask for concessions. The dynamics have shifted enough that patience now pays.
For buyers on the fence: don’t wait for a crash that may not come. Rates are high, but the alternative — waiting while inventory shrinks again next spring — is a longer bet than this market offers.
Southern NH in Q3: The Opportunities Ahead
Hillsborough County’s 1.71 months of supply is still tight. But that number is moving. We’re heading into the season when fewer buyers shop and fewer homes list, which should normalize things.
For buyers, August through December is your advantage season. The homes available are good ones. The buyers in the market are serious. And the pace gives you room to think.
Want to know if now is the right time for your move? Let’s talk. Timing matters in real estate, and right now, the window is open.
Ready to make your move? Contact The Hoover Home Team to explore your options in Southern New Hampshire.
