Market Insights | February 2026

*Please Note:  As part of my statistical analysis each month, I consider only single-family homes found within the four principal Counties which make up the Capital Region of New York State, primarily due to population density.  Further, I exclude new construction home sales from the analysis.

Market Insights | February 2026 

The cold snap we experience each January usually lasts a few days.  This January proved much different.  The sub-zero wind chill values coupled with the snowstorm on January 25^th and 26^th did not adversely affect the real estate market of the Capital Region.  Here are how things unfolded in January:

Houses listed “for sale” in January 2026 declined by 10% to 622 houses for sale.  This decline is not unusual for January, nor is it a concern to me in any way.  While the “spring real estate market”, as the general public perceives it, starts on January 1^st, the number of homes listed for sale will gain momentum over the next two months, as it typically does.  

The promising news is pending sales experienced an inspiring gain in January of 22% to 409 homes which went under contract.  That is an encouraging rebound from December and proves the point that the weather, cold or hot, cloudy or sunny, has no effect on the real estate market.  

The average time it took for home sellers to receive an acceptable offer in January increased by 3 days to 41 days.   This increase illustrates the pragmatic manner in which purchasers have become over the last year or so.  While multiple offers exist in certain circumstances, purchasers are carefully considering their decisions.

The chart to the left in the slide show illustrates the appreciation rates I calculated by county for January 2026.  This is only one month’s worth of data.  Notably, Schenectady County is leading the way for appreciation rates in the Capital Region. 

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I'll post the February 2026 edition of Market Insights by Monday, February 16th, 2026.