More sellers joined the Primary market, but buyers are still moving
The biggest shift right now is supply. The Real Estate Data Aggregator counted 619 new listings across the Primary market in the three months ending August 31, 2026. More choices for buyers means pricing and prep matter more than they did a year ago.
The Real Estate Data Aggregator recorded 476 pending sales in that same period. That is more pending than homes currently for sale. Buyers are active, not sitting still.
Rates are making buyers think twice, but not stop
Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. That is real pressure on monthly payments. Still, the Real Estate Data Aggregator shows 430 closed sales here in just three months.
Nationally, the National Association of Realtors reported inventory reached 1.60 million homes in September 2026. Our Primary market mirrors that trend. More listings are out there, but motivated buyers are still finding homes.
What this looks like ZIP by ZIP
The two biggest ZIP codes tell different stories. Both are worth knowing.
| Staunton 24401 | Waynesboro 22980 | |
|---|---|---|
| Median sale price | $355,790 | $357,000 |
| Price change vs. last year | +14.3% | +7.5% |
| Homes sold | 139 | 177 |
| Median days on market | 11 days | 27 days |
| Months of supply | 3.8 months | 2.5 months |
| Pending sales | 173 | 185 |
In Staunton (24401), the Real Estate Data Aggregator shows the median sale price rose 14.3% year over year to $355,790. Homes sat just 11 days on market. New listings jumped 47.6%, so buyers have more to look at now.
In Waynesboro (22980), the median sale price climbed 7.5% to $357,000. Days on market rose 10 days longer than last year to 27. Not every home sold fast here, but 177 still closed and pending sales rose 13.5%.
Prices are up almost everywhere
Stuarts Draft (24477) hit a median of $390,000, up 11.4% from last year per the Real Estate Data Aggregator. Fishersville (22939) reached $401,050, up 14.9%. Grottoes (24441) was the one outlier, with its median dipping 16.3% to $280,350.
That dip in Grottoes is a good reminder. One ZIP code can read very differently from the market as a whole.
How fast are homes moving?
Speed varies a lot by location. Nationally, Realtor.com reported a median of 62 days on market for homes sold this week as of October 22, 2026. Our Primary market is moving faster in most ZIPs.
- 1Weyers Cave 244867 days
- 2Staunton 2440111 days
- 3Grottoes 2444115 days
- 4Fishersville 2293917 days
- 5Verona 2448219 days
- 6Churchville 2442120 days
- 7Stuarts Draft 2447722 days
- 8Waynesboro 2298027 days
Weyers Cave (24486) led the pack at just 7 days. Staunton (24401) followed at 11 days. Waynesboro (22980) took the longest at 27 days, though homes there still sold close to list price, at 99.7% per the Real Estate Data Aggregator.
Are sellers getting what they ask?
In most ZIPs, yes. The Real Estate Data Aggregator shows sale-to-list ratios near or above 100% in several areas. Stuarts Draft (24477) averaged 100.1% and Verona (24482) averaged 100.4%. That means well-priced homes are still landing at or above ask.
A small admission: fewer homes are selling above list than a year ago in most ZIPs. In Staunton (24401), that share fell 5.3 points to 31.7%. In Stuarts Draft (24477), it dropped 7.5 points to 27.8%. Pricing right the first time matters more now.
Supply is still lean in most places
More listings came to market, but supply is still tight in most ZIPs. The Real Estate Data Aggregator shows Stuarts Draft (24477) at just 1.8 months of supply and Churchville (24421) at 1.9 months. A balanced market is typically around 5 to 6 months.
Staunton (24401) sits at 3.8 months, up 1 month from last year. That rise gives buyers a little more breathing room. It does not flip the market in their favor.
- More sellers came to market across the Primary market in the three months ending August 31, 2026. The Real Estate Data Aggregator counted 619 new listings and 476 pending sales.
- Prices are up in most ZIPs.
- Homes are still moving fast in many areas.
- But buyers have more options now, so prep and pricing matter more than they did a year ago.
One street can read very differently from the ZIP code around it. The numbers above are a starting point, not the full picture for your home.
Your next step
(540) 294-3145Text me your address and I will send back how your Primary market home stacks up against what actually sold near you in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 24401, 22980, 24477, 22939, 24479, 24482, 24421, 24437, 24440, 24467, 24486, 22843, 24431, 24471, 24441 and 24465, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Freddie Mac: Mortgage Rates, read Oct 25, 2026
- National Association of Realtors: Existing-Home Sales, read Oct 25, 2026
- Redfin: U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 2026
- Realtor.com: Weekly Housing Trends: U.S. Market Update (Week Ending Oct. 17, 2026), Oct 22, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026