Housing Inventory Report: Market Update — June 20, 2026}

Current Inventory Snapshot

As of May 2026, the national housing market held a months’ supply of 3 months, unchanged from the prior year but still below the 6-month equilibrium level. Redfin data shows the number of homes for sale rose just 0.7% year-over-year while homes sold increased 5.2%. The combination of modest sales growth and limited new listings has left a large volume of homes sitting on the market.

More than half (52.2%) of February 2026 listings remained unsold after 60 days—the highest share recorded since tracking began and up from 50.1% a year earlier. This cohort represents $347 billion in stale inventory nationwide.

Price Trends and Regional Variation

Nationally, the median sale price reached $398,771 in May 2026, a 2.0% increase from May 2025. Illinois posted stronger appreciation, with home prices rising 5.6% year-over-year according to Redfin. The state’s months’ supply also averaged 3 months, matching the national figure.

These price gains occurred against a backdrop of elevated mortgage rates. Per FRED data as of June 18, 2026, the 30-year fixed mortgage rate stood at 6.47% and the 10-year Treasury yield at 4.49%, producing a spread of 1.98 percentage points.

Supply Dynamics by Listing Age

Listing Age	Share of Active Listings	Year-over-Year Change
0–30 days	28.4%	–1.9 pp
31–60 days	19.4%	+0.8 pp
61+ days (stale)	52.2%	+2.1 pp

The table above illustrates how the aging of inventory has shifted the composition of available homes. Properties that remain active beyond 60 days now constitute the majority of supply, reducing buyer choice and lengthening marketing times.

Mortgage Rate Context

Higher financing costs continue to influence both buyer demand and seller behavior. With the 30-year fixed rate at 6.47%, many homeowners who locked in lower rates earlier are reluctant to list, further constraining new inventory. The 10-year Treasury yield of 4.49% suggests limited near-term relief on borrowing costs.

Implications for Buyers and Sellers

For buyers, the elevated share of stale listings may create opportunities to negotiate on price or concessions, particularly in markets where homes have lingered for more than two months. Sellers, conversely, face longer days-on-market and must price competitively from the outset to avoid joining the stale cohort.

Market participants can run live scenarios at HomeRates.ai to model how different rate environments and inventory levels affect monthly payments and affordability.

Bottom Line

Housing inventory in 2026 remains structurally tight despite a growing pool of stale listings. With only 3 months of supply, median prices still rising 2.0% year-over-year, and mortgage rates holding near 6.47%, the market favors sellers who price accurately and buyers who target aged inventory for potential concessions.