U.S. housing inventory rose 5.9% year-over-year to 1.62 million homes in August 2026, with median prices at $429,100 and mortgage rates holding at 6.95%.
August 2026 data show 393,178 newly listed homes, a 4.3% increase from August 2025, according to Redfin. Total active listings climbed 5.9% year-over-year to 1.62 million homes, marking the largest August inventory since 2020. The median sales price reached $429,100, up 2.0% over the same period.
Existing-home sales posted a seasonally adjusted annual rate of 3.98 million units in August, down 2.0% month-over-month and 1.2% year-over-year, per the National Association of REALTORS®. Despite the dip, cumulative sales through the first eight months of 2026 are 1.6% ahead of last year, says NAR Chief Economist Dr. Lawrence Yun.
| Metric | August 2026 | YoY Change | Source |
|---|---|---|---|
| Active Listings | 1.62 M | +5.9% | Redfin |
| New Listings | 393,178 | +4.3% | Redfin |
| Median Sales Price | $429,100 | +2.0% | NAR |
| Existing-Home Sales | 3.98 M | –1.2% | NAR |
Live FRED data for September 17, 2026 show the 30-year fixed mortgage rate at 6.95%, the 15-year at 6.09%, and the 10-year Treasury yield at 5.01%, producing a 1.94% spread. Redfin reports that markets have priced in another Federal Reserve hike this week, suggesting rates are likely to stay elevated.
The Bay Area continues to lead national price extremes. Redfin notes a $70 million Hillsborough estate closed in August, underscoring persistent demand for high-end coastal properties even as mortgage costs remain above 6.9%.
With inventory up but still below pre-pandemic norms, sellers who price correctly are seeing offers within the first 30 days. Buyers evaluating affordability can run live scenarios at HomeRates.ai to compare 30-year payments at 6.95% versus potential rate drops later in 2026.
The U.S. Copyright Office submitted a proposed MLS fee schedule to Congress on July 14, 2026. Congress has until November 12, 2026, to disapprove; any increase could raise listing-service costs for brokerages and, indirectly, affect housing inventory data transparency.
Housing inventory 2026 is expanding at a measured pace, yet mortgage rates anchored near 7% continue to limit transaction velocity. Watch the Fed’s next two meetings for clearer direction on rate trajectory and inventory absorption.
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