July Monthly Market Check In-Have We Turned The Corner?
July 25, 2025
What a first half of the year we have experienced in the world of Real Estate! It has been an adventure to say the least. We started the year with some optimism as inventory was fairly low at 3.6 months and buyer activity picked up substantially. Then the new hit movie, “Trade Wars” made its debut. We saw some buyers take a pause in April, May and June as activity decreased enough at a time where our market should have been on the rise. Our Spring and early Summer selling season is our highest season for activity here in the Mid Willamette Valley. The past 3 months we have seen the lowest sales that we have seen for many years. We went from 3.6 months of inventory in January to almost 5 months of inventory at this moment. That is a 36% increase causing buyers to feel way more confident than they have in the past 10 years. As rates have trended downward slightly more buyers are getting back into the market taking advantage of the options available to them. Unfortunately we have seen a number of sales fail because buyers have been more shifty in this market. There are many more options for them to consider so when seller’s push back too hard, buyers see it advantageous to back out and find another home. Pricing is extremely important at this time and working through repairs comes in a close second place.
All eyes have been on the FED lately and the chairman Jerome Powell is feeling the heat from the administration. In the upcoming Federal Open Market Committee (FOMC) meeting July 29th, the Fed is widely expected to leave its benchmark interest rate unchanged. The federal funds rate is currently in the 4.25%–4.50% range. These short term interest rates don’t necessarily have a direct impact on mortgage rates, but the bond market is more of a closer indicator of how the mortgage markets react. Easing short term rates helps consumers overall as increasing their buying power transfers into Real Estate as well.
Here is a snapshot of our Real Estate trends in the valley…
| Current Active Listings (All Types) | 3341 | Up 7% from last month & up 18% from this time last year |
| Current Pending Listings | 1094 | Down 2 % from last month & up .3% from this time last year |
| Sold Listings Last Month | 735 | Down 6% from last month & down 3.4% from this time last year |
| New Listings Last Month | 1245 | Down 3.4% from last month & up 12% from this time last year |
| Months of Inventory | 4.88 | Up 7.5% from last month & up 16% from this time last year |
| % List to Sold Ratio | 98.96% | Up .2% from last month & up .3% from this time last year |
| Absorption Rate *Based on current active listings vs sold listings for the past month | 22%* | Down 12% from last month & down 19%from this time last year |
| Average Sales Price in All Categories | $465,000 | Even from last month & down 2% from this time last year |
| Median Residential Sales Price Average Residential Sales Price **Based on Willamette Valley Multiple Listing Statistics | $460,000** $511,545** | Even from last month & up 1.7% from this time last year. Up .5% from last month & up 2% from this time last year |
| Average Owner Occupied Interest Rates ***Based on Freddiemac.com Statistics of 30 year fixed mortgage | 6.74%*** | Down 1.6% from last month & down 3% from this time last year |
| Consumer Price Index Average (CPI) **** FED’s Goal is 2% | 2.7%**** | Up 12% from last month & down 10% from this time last year |
+Some numbers are rounded
Thank you for reading our blog! We hope that if you ever have any Real Estate needs, that you would trust us to give you the information that you need to make a wise decision.