Hi, I’m Lauren Perreault, Principal Broker at Fiv Realty. With my engineering background, I don’t analyze the housing market by reacting to one exciting week. I look at trend direction. I use rolling averages to remove volatility. Because if the market is actually shifting, the data will show it before headlines do.
This week’s 30-year fixed conventional rate at OnPoint Federal Credit Union is 5.625% with 0.375 points, effective February 26, 2026. Rates are stable to slightly improved compared to early winter. That stability matters more than the absolute number because predictability drives buyer confidence.
Now let’s look at what the market is actually doing across Washington, Multnomah, Clackamas, and Clark counties.
Homes sold this week totaled 391 compared to 360 during the same week last year. Weekly numbers bounce around, so I calculate a 12-week rolling average. That means I average the most recent 12 weeks of sales, then step that calculation backward week by week across history. This removes noise and shows true direction.
Using that method, closed sales are modestly above last year’s rolling average. Demand has improved slightly compared to 2025.
Active listings currently sit at 5,709. Inventory remains materially higher than last year’s level. When comparing the current 12-week rolling average of active listings to the rolling average ending the same week 53 weeks ago, inventory is up double digits year over year. Buyers have more choice.
However, inventory growth is flattening. We are not seeing acceleration. That suggests supply expansion may be stabilizing heading into spring.
Total pending deals are 2,914. New pending this week reached 594 versus 520 last year. The rolling average of pending activity is trending ahead of last year, indicating improving buyer engagement.
New listings came in at 554. Sellers are entering the market, but not in surge quantities. Supply is growing, but in a measured way.
Price reductions totaled 511 this week, with 230 reducing by $15,000 or more. Reductions remain elevated compared to pre-2022 norms, but the rolling average shows stabilization rather than escalation. This is recalibration, not distress.
Average days on market is 79 compared to 64 last year. Median days on market is 36 compared to 24 last year. Homes are taking longer to sell than last winter, but the trend is sideways rather than worsening.
Average sale price was $585,758 versus $590,636 last year, down 0.8%. Median sale price was $515,000 versus $525,000 last year, down 1.9%. Weekly price comparisons can mislead due to sales mix, so again we rely on 12-week rolling averages.
The rolling median price is essentially flat to slightly negative year over year. This is a stabilization phase, not a correction cycle.
The average sale-to-list ratio is 99.16%. Median sale-to-list is 100.41%. Half of homes are still selling at or above asking price. That tells us properly priced homes remain competitive.
For buyers, this environment offers leverage and selection without widespread discounting. For sellers, pricing strategy matters more than ever. The market is rewarding precision.
For move-up buyers, this may be the most strategic window. You can negotiate on the purchase side while still selling into a stable pricing environment.
The key metric I’m watching heading into March is the rolling average of new pendings relative to inventory growth. If demand continues strengthening while inventory growth flattens, we could see tightening conditions by late spring.
If you want to understand what this means for your specific neighborhood or price range, reach out. Data beats guesswork every time.