Published October 18, 2026 in Market Update

East JoCo is still moving fast even with more listings

By Josh Funnell

Real estate, East JoCo

Here is the number that matters most right now. Redfin counted 1,510,784 home sellers across the U.S. in September, the most since March 2020. Buyers? Only 928,892, the lowest since 2013. Sellers outnumbered buyers nationally by 62.6%. That is a real imbalance, and it is slowing things down in a lot of markets.

East JoCo did not follow that script. For the three months ending August 31, 2026, the Real Estate Data Aggregator counted 1,439 homes sold here, up 2.7% from the same stretch a year before. More homes came to market too. New listings rose 3.7% to 1,368. But here is the thing: inventory still fell. The Real Estate Data Aggregator showed 544 homes for sale, down 6.2% from a year ago. More listings came in, and buyers absorbed them.

Pending sales dipped 1.3% to 1,249. That is a small pull back, and it is worth watching. But it does not change the main story: demand here held up while supply stayed tight.

What this looks like ZIP by ZIP

Not every corner of East JoCo moved the same way. The lower priced ZIPs were the busiest. The higher priced ones showed more patience required.

ZIP 66212 led the whole market with 157 homes sold, up 22.7%. Median days on market there dropped 7 days to just 6, according to the Real Estate Data Aggregator. ZIP 66208 was right behind at 145 sold. Both ZIPs stayed under 1 month of supply.

ZIP 66203 was the fastest of all. The Real Estate Data Aggregator put median days on market there at 3 days, flat from a year ago. Nearly 4 in 5 homes, 78.7%, went under contract within two weeks of listing.

ZIP 66214 had the sharpest speed improvement. Median days on market fell 12 days to just 2, and 89.7% of homes went under contract within two weeks. That is the highest two week contract rate in East JoCo for this period, per the Real Estate Data Aggregator.

Where it moved slower

ZIP 66085 is a different story. Median days on market was 28 days, and months of supply sat at 2.3. That is the longest wait and the most supply of any ZIP here. Prices did move up 8.1% to a median of $730,000, and more than half of homes still sold above list. But sellers there need to price carefully and be patient.

ZIP 66221 showed similar patience required. Median days on market was 19, up 4 days from a year ago. Only 29.3% of homes sold above list, down 8.6 points. The sale to list ratio slipped to 99.4%. Homes are still selling, but buyers there have more room to negotiate than they did a year ago.

ZIP 66211 had the softest numbers in the market. Median sale price fell 14.5% to $460,000. Only 15% of homes sold above list, down 9.1 points. Median days on market rose to 20, up 9 days. Only 20 homes sold, down 31%. That is a small sample, so one or two unusual sales can move the median a lot. Still, the direction there is worth noting.

The national picture is different

Redfin reported that the weekly average mortgage rate hit 7.4% on October 8, a three year high. The median U.S. home sale price rose only 0.5% year over year, the slowest growth since March, and the median asking price actually fell 0.3%, the first decline since March, also per Redfin.

The Federal Housing Finance Agency put U.S. house prices up just 2.6% from July 2025 to July 2026. Month over month, prices rose 0.3% in July, seasonally adjusted.

East JoCo is not immune to rates. But the tight supply here kept the market from softening the way many national markets did. Buyers who want in here still have to move quickly in most ZIPs.

What this means if you own a home here

Most of East JoCo is still a seller's market. Under 1 month of supply in ZIPs like 66212, 66208, 66210, 66204 and 66213 means there is very little competition sitting on the shelf. Price it right and it moves fast.

The higher priced ZIPs, especially 66085, 66221 and 66211, ask for more patience and sharper pricing. Buyers there have a little more leverage than they did a year ago. That does not mean those homes are not selling. It means the strategy is different.

That last point matters. The numbers above cover whole ZIP codes. One block, one street, one price range inside that ZIP can tell a completely different story. If you want to know what the market looks like specifically for your home, I am happy to pull that together.