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Raleigh's September 2026 housing report shows a lower median sale price, fewer closed sales and more active listings than a year earlier. That gives buyers and sellers useful context, but it does not set the value of a particular home or guarantee a discount.
Use the dated numbers below as context, then compare the homes you would actually buy or compete against. The report describes September 2026 activity. Today's available listings and the condition of a particular home need their own comparison.
September 2026 Raleigh housing market at a glance
Some of the data in this article comes from Doorify MLS. The September 2026 figures below cover Raleigh single-family homes, townhouses and condominiums, compared with September 2025.
| Measure | September 2026 | Versus September 2025 |
|---|---|---|
| Median sale price | $425,000 | Down 4.8% |
| Closed sales | 473 | Down 9.7% |
| Active inventory | 2,158 | Up 6.8% |
| New listings | 762 | Down 2.3% |
| Median days on market | 34 | Down 2.9% |
Report updated October 11, 2026. Wake County and wider Triangle reports cover different areas; their totals should be read separately.
Are Raleigh home prices dropping?
The reported September median sale price was down 4.8% from September 2025. That is a decline in this measure for this comparison period. It does not mean every Raleigh home lost 4.8% of its value.
The median is the middle sale price, with half the sales below it and half above. That makes it sensitive to which homes sold: more sales at lower prices can bring the median down even if a particular home would sell for a similar amount. This report does not separate that change in the mix from price changes among comparable homes.
A city median is not your home's price
Ask your agent for recent closed sales near the property with a similar home type, size, age and condition. Review the sale dates, repair needs and any reported seller-paid costs. Use those homes to discuss a purchase offer or listing price; the city median alone cannot do that job.
How many homes are for sale in Raleigh?
Doorify reported 2,158 active listings in its September snapshot, up 6.8% from a year earlier. It also reported 762 new listings, down 2.3%. Those figures describe different things: active inventory is the reported supply of listings, while new listings count additions during the month.
More active listings alongside fewer new listings does not, by itself, show why inventory changed. Sales, withdrawals and other listing-status changes also matter. Do not subtract the month's closed sales from new listings and treat the result as the change in available homes.
To see what you can buy now, browse current Raleigh homes for sale and narrow the search to your price range and home type. A citywide inventory increase does not tell you how many suitable homes are available near your workplace or within your monthly budget.
How long are Raleigh homes taking to sell?
The September report's median days on market was 34, down 2.9% year over year. Inventory rose while this timing measure edged down. The snapshot therefore does not support a blanket claim that every part of the market is selling more slowly.
The 34-day median describes the market overall, not how quickly your home will sell or how long closing will take. Ask your agent to compare listing histories, including price changes, periods off the market and whether each home sold or remains available, before using the number in your plans.
If you need to sell before buying, discuss those two transactions' dates separately with your agent, lender and closing attorney. Our Raleigh moving checklist explains why closing, access and mover delivery dates need separate confirmation.
Should you offer below asking in Raleigh?
A lower city median and more inventory are not a standard discount from a seller's asking price. This snapshot does not report the share of homes selling above asking, and an asking price may already have changed.
Before choosing an offer price, ask your agent to compare:
- Completed sales: the sale price, original asking price and final asking price of similar homes, with any reported seller-paid costs.
- Current alternatives: other available homes you would seriously consider, their condition and their full listing histories.
- The proposed terms: price, requested seller contributions, inspection deadlines and closing dates. Ask your agent and attorney to explain the contract obligations, and your lender to explain financing costs and any limits on seller contributions.
Choose terms you understand and can afford. The first-time Raleigh buyer guide covers preparation before an offer, and our North Carolina closing-cost guide explains which cash questions to take to your lender and attorney.
What should Raleigh sellers compare before setting a price?
Start with recent comparable closed sales and the homes buyers can choose instead of yours. Keep single-family homes, townhouses and condos separate when they compete differently. Compare location, size, condition, fees and sale dates; a higher price elsewhere is not proof that your home will sell for that amount.
- Ask your agent which available listings directly compete with yours and what their price changes show.
- Review actual showing activity and buyer feedback alongside comparable sales. A report's median cannot explain why one listing has not attracted an offer.
- Compare expected sale proceeds with the bills you would pay while waiting. Ask your agent and closing attorney to itemize selling charges and loan payoff estimates; count taxes and insurance only once if they are included in your mortgage payment.
Agree on when to review that evidence again. A fixed number of days on the market is not an automatic instruction to reduce the price, and a past purchase price or online estimate is not a guaranteed sale price. Our Raleigh Realty seller services explain how to request help preparing and pricing a home.
Should you wait for Raleigh prices or mortgage rates to fall?
This September snapshot describes reported activity. It does not establish where prices or mortgage rates will go next. It also cannot tell you whether buying or selling now works for your household.
The payment needs to work before a future refinance
Ask a lender to estimate the payment and cash needed for the purchase you are considering. Include property taxes, insurance, any homeowners association (HOA) dues and maintenance, counting each cost once. Do not make an unaffordable payment plan depend on a later refinance; its availability, rate and costs are unknown.
A lower purchase price can still leave a higher monthly payment if your financing terms differ. Compare the current written loan terms, upfront charges and cash needed at closing. The Loan Estimate comparison guidance from the Consumer Financial Protection Bureau (CFPB) explains what to request and review. For a sale followed by a purchase, compare the expected proceeds and replacement-home payment together.
Ask Raleigh Realty about a home or sale you are considering. Send the property address or search area, home type, price range and intended move date. Include your question about an offer price, competing listings, repairs or selling costs so the team can discuss the records and estimates you need next.
Article researched and revised October 12, 2026. Cover: AI-assisted illustration of the Raleigh skyline.
Revised October 20, 2026.
