Green Mountain Local · Quarterly
Q2 2026
Inside the numbers in Green Mountain Estates
April – June 2026 · Published July 2026
Q2 typically marks the end of the busier selling season, with things cooling as we head into the second half of the year and bottoming out around the holidays. Last quarter I told you what I'd be watching. Whether entry-tier homes kept moving, whether buyers kept paying list price or above, and what rates would do to the buyers showing up. Here's the honest scorecard. The entry tier never gave me the test I wanted. The few homes that sold under $700K each came with an asterisk. Buyers did keep paying close to ask, just without Q1's over-ask heat. Rates drifted up a bit too, from around 6.4% to about 6.5%, but it barely touched the buyers at the top who weren't financing anyway. The quarter's real surprise was where the action happened. The big homes carried it, and the buyers at the top mostly didn't need loans. More on that below.
$785K
Median
Sale Price
Sale Price
+2% vs 2025
7d
Median
Days on Market
Days on Market
Down from 8d
95%
% of listings
that sold
that sold
Holding mid-90s
The trailing year's median moved up to $785K, about 2% over 2025. Q2 itself saw more homes sell at the higher end. Of 8 closings, half went for $900K or more and three cleared $1.1M, putting the quarter's own median at $890K. That says more about which homes sold than about what any one home gained. The quarter's low end was a $530K estate sale on W Ohio Dr, sold as-is for cash. Read it as its own category, not a signal of what your home is worth. And for the second straight quarter, every home that listed either sold or is still on the market. Zero listings expired or were withdrawn in Q2.
One sale worth noting
936 S Cole Dr sold for $1,260,000 in cash. That's 5% above its $1,195,000 list price, in 2 days, with $0 in seller concessions.
What's my home worth?
Neighborhood-wide · last 12 months
Median sale price
$785,000
$334 per finished sqft
Up 2% from 2025's $769K median
The typical home that sold · last 12 months
4 BD / 3 BA
1,936 sqft above-grade
2,265 sqft finished total
By price tier · last 12 months
Entry
$625,000
Typical home
4 BD / 2 BA
Finished2,019 sqft
Total2,138 sqft
Mid
$782,500
Typical home
4 BD / 3 BA
Finished2,210 sqft
Total2,516 sqft
Upper
$1,100,000
Typical home
5 BD / 4 BA
Finished3,328 sqft
Total3,328 sqft
Will it sell, and how fast?
Neighborhood-wide · last 12 months
Median days on market
7 days
A tick faster than 2025's 8d (was 4d in 2023–24). Q2's eight sales came in at 2 days median.
% of asking price · by how fast they sold
101%
Week 1 · 21 sales
→
97%
Days 8–30 · 10 sales
→
93%
31+ days · 8 sales
Right-priced homes go at or above ask in the first week. Homes that miss leave roughly 8 points on the table past the first month.
% of listings that sold
2 of 41 didn't sell
95%
Steady mid-90s multi-year. No GME listing failed in Q2.
W Alaska Pl · 269 days · expired March 2026
$765,000 → $765,000 · no reductions
W Virginia Dr · 92 days · expired December 2025
$799,000 → $750,000 · 2 price reductions
What's the buyer pricing pressure?
Neighborhood-wide · last 12 months
% of asking price
98%
Buyers have paid within 2% of asking for three straight years.
Q2 2026 specifically
99%
Of asking price
Q1 was 102%. The over-ask heat cooled. Sales pace did not.
8
Q2 sales
2d
Median days on market
The 98% headline still averages two different stories. The homes that priced right and went at or above ask, and the ones that had to come down to find a buyer. Another 8 sales closed below ask without ever cutting their list price. That negotiation happened at the offer table or during inspections.
At or above asking
46%
18 of 39 sales closed at the original asking price or higher.
Had a price reduction
33%
13 of 39 sales lowered their original asking price before finding a buyer.
Seller-paid concessions
What sellers paid out at closing, deducted from the sale price.
64%
25 of 39 sales had concessions
$10,000
Median paid by sellers
Q3 '25
64%
$10,436
9 of 14
Q4 '25
70%
$3,000
7 of 10
Q1 '26
71%
$17,000
5 of 7
Q2 '26
50%
$12,500
4 of 8
Q2 breaks the climb. After a year of concessions trending up, only 4 of 8 buyers asked for closing-cost help. The split ran clean down the middle of the market. All three sales at $1.1M and up closed with zero concessions, while every financed sale under $1M paid between $7,000 and $20,500. Eight sales is a small sample. The pattern worth watching is who pays, not the single-quarter number.
Concessions are credits the seller pays toward the buyer's closing costs or interest-rate buy-down. For sellers, they're a real cost that doesn't show up in "% of asking price" alone.
How buyers are paying
The mix of cash, conventional, and government-backed loans across the last 12 months.
Conventional
74%
$785K median
Cash
21%
$962K median
FHA / VA
5%
$727K median
Cash buyers waive financing contingencies, which can mean stronger offers and faster closes. They're not subject to lender appraisal or loan approval. Conventional buyers use traditional mortgages. FHA and VA loans are government-backed and often involve stricter property condition requirements at appraisal.
What I'm watching going into Q3
Three patterns the Q2 numbers point to. None of them are settled. Here's what I'll be looking for over the next three months.
Higher-end homes are selling, and cash keeps carrying the top of the market
Three of Q2's eight sales closed at $1.1M or above, every one with cash in the deal, in 2 to 7 days, with zero concessions. Eight sales is a small sample, and one strong quarter at the top isn't a trend. I'm watching whether the higher-end listings coming to market keep finding cash buyers and selling quickly.
The entry tier still hasn't had a real test
Last quarter I said I'd watch whether homes under $700K kept selling fast. Q2 only produced two, one an estate sale well below list and one a 27-day close with multiple price cuts and $20,500 in seller concessions. It's possible entry-tier homes are simply getting rarer in our neighborhood. Going into the second half of the year, I'm watching how long homes sit on the market and if they sell below $700K.
Rates ticked up, and it only mattered for buyers who needed a loan
The 30-year fixed averaged about 6.4% at the end of March and closer to 6.5% by the end of June, a modest move. That uptick didn't touch the top of the market, where all three of Q2's $1.1M+ sales had cash in the deal and closed without a dollar of concessions. It showed up where buyers had loans. Every financed sale in Q2 closed with seller-paid concessions, topping out at $20,500. Going into Q3, I'm watching whether that pattern spreads across more price points, or stays concentrated among the buyers who need financing.