ZIP 33478 Real Estate Market Report: July 2025
The latest quarterly analysis shows a neutral market with mixed signals for both buyers and sellers. Property sales up 12.7% year-over-year, while inventory remains balanced at 4.2 months. Discover what this means for your real estate decisions.
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Market Overview: Neutral Territory
12.7%
Sales Growth
Year-over-year increase in property sales, with 62 homes sold in July 2025 compared to 55 in July 2024.
4.2
Months of Inventory
Down 8.7% from previous year, indicating a balanced market that slightly favors sellers.
73
Days on Market
Up 23.7% from last year, giving buyers more time to make decisions.
The July 2025 quarterly report indicates a neutral market with balanced conditions for both buyers and sellers. While sales have increased year-over-year, other metrics show a market that's neither strongly favoring buyers nor sellers.
Property Sales & Inventory Trends
Property Sales (Up 12.7%)
July property sales reached 62 homes, showing a significant 12.7% increase from the 55 sales recorded in July 2024. However, this represents a 12.7% decrease from the previous quarter's 71 sales, indicating some seasonal adjustment.
Current Inventory (Up 2.4%)
Available properties increased by 2.4% compared to last year, giving buyers more options to choose from. However, current inventory decreased by 20.4% compared to the previous quarter, suggesting a potential tightening of the market.
Properties under contract decreased by 16.7% compared to the previous quarter, but were up 15.4% year-over-year, showing mixed signals in buyer activity.
Price Trends: Mixed Signals
Average Sold Price
$1,315,000, up 6.9% year-over-year and up 5.1% from last quarter, showing an appreciating trend.
Median Sold Price
$915,000, down 5.7% year-over-year and down 15.7% from last quarter, showing a neutral trend.
Price per Sq Ft
$467, up 0.9% from last quarter but down 4.5% from last year, indicating a neutral trend.
The divergence between average and median prices suggests that higher-end properties are selling well while the middle market may be experiencing some pressure.
Days on Market & Price Ratios
Days on Market (Up 23.7%)
The average property took 73 days to sell, up 10.6% from the previous quarter and up 23.7% from July 2024. This upward trend typically indicates a shift toward a buyer's market, giving purchasers more time to make decisions.
Sold/List Price Ratio (89%)
Sellers received on average 89% of their original list price, down 4.3% from last quarter and down 3.3% from last year. This declining ratio suggests buyers have more negotiating power than in previous periods.
Both metrics indicate a market that's giving buyers more leverage than they had a year ago, though not enough to classify it as a true buyer's market.
For Sale & Sold Price Analysis
Average For Sale Price
$1,881,000, up 12.2% from July 2024 and up 2.6% from last quarter, showing an appreciating trend.
Average Sold Price
$1,315,000, up 6.9% from July 2024 and up 5.1% from last quarter, showing an appreciating trend.
Median Sold Price
$915,000, down 5.7% from July 2024 and down 15.7% from last quarter, showing a neutral trend.
The significant gap between average listing prices and actual sold prices suggests sellers may have overly optimistic price expectations. The declining median sold price, despite rising average prices, indicates that the market may be stronger at the higher end.
Months of Inventory Analysis
Months of Inventory is a critical metric that indicates whether we're in a buyer's market (over 6 months), seller's market (under 3 months), or neutral market (3-6 months).
4.2
Based on Closed Sales
Down 8.7% year-over-year and down 8.8% from last quarter, placing us firmly in neutral territory.
4.3
Based on Pending Sales
Down 12.4% year-over-year and down 4.4% from last quarter, also indicating a neutral market.
The decreasing months of inventory suggests a slight movement toward a seller's market, but we remain within the neutral range of 3-6 months. This balanced inventory gives neither buyers nor sellers a significant advantage in negotiations.
Absorption Rate Trends
The absorption rate measures what percentage of available homes are selling each month. A higher rate favors sellers, while a lower rate benefits buyers.
Based on Closed Sales
The July 2025 absorption rate was 24.1%, up 10.6% from last year and up 10% from last quarter. This places us in the neutral market range (16.67% - 33.33%).
Based on Pending Sales
The absorption rate based on pending sales was 23.3%, up 13.1% from last year and up 5% from last quarter, also indicating a neutral market.
Both metrics show increasing absorption rates, suggesting the market is gradually moving toward conditions that favor sellers, though still remaining balanced overall.
What This Means For Buyers
More Negotiating Power
With homes selling at 89% of list price (down 3.3% year-over-year), buyers have more room to negotiate than in previous periods.
More Time to Decide
The 23.7% increase in days on market means less pressure to make quick decisions, allowing for more thorough consideration.
Slightly More Inventory
The 2.4% year-over-year increase in available properties gives buyers more options to choose from, though inventory decreased from last quarter.
While not a strong buyer's market, current conditions offer more advantages to purchasers than the more seller-friendly market of 2024.
What This Means For Sellers
Realistic Pricing is Key
With the growing gap between list and sold prices, setting realistic initial prices is crucial for attracting serious buyers.
Prepare for Longer Timelines
With homes taking 73 days on average to sell (up 23.7%), sellers should plan for potentially longer selling periods.
Higher-End Homes Performing Better
The rising average sold price (+6.9%) despite falling median price suggests stronger performance in the luxury segment.
While not as favorable as last year's market, sellers of well-priced homes in desirable areas can still expect reasonable outcomes, particularly in the higher price ranges.