The Douglas County real estate market continued shifting toward a more balanced market in April 2026, with inventory increasing, prices softening slightly, and homes taking longer to sell. While activity remains steady overall, the market is clearly giving buyers more opportunities and negotiating power than we saw during the highly competitive years following the pandemic.

According to the latest RMLS Market Action Report, inventory increased to 4.4 months in April, up from both March 2026 and April 2025. Active listings climbed to 516 homes, representing a 3.6% increase month over month and a 6.4% increase year over year. New listings also increased slightly from March, with 175 new homes hitting the market during April.

At the same time, pricing metrics softened. The median sale price dropped to $310,000, down 6.1% compared to March and down 5.3% compared to April 2025. The average sale price came in at $338,800, down 6.6% month over month. This does not necessarily indicate a collapsing market, but rather a market adjusting to higher inventory levels, affordability pressures, and more cautious buyers.

Pending sales decreased 7.3% from March, ending the month at 139 pending transactions. However, closed sales still rose 5.5% month over month, reaching 116 closed transactions in April. Homes also continued taking longer to sell, with total market time increasing to 102 days, up significantly from last year.

What This Means for Buyers

For buyers, this is one of the most favorable market environments Douglas County has seen in several years. Higher inventory levels mean buyers have more homes to choose from and more negotiating leverage during inspections and pricing discussions. Buyers are no longer forced to rush into decisions quite as aggressively as they were in previous low inventory markets.

That said, well priced and updated homes in desirable locations are still attracting strong interest, especially in popular price ranges below the county average.

What This Means for Sellers

For sellers, preparation and pricing strategy are becoming increasingly important. With inventory levels rising and homes spending more time on the market, buyers are comparing properties more carefully than before.

Homes that are priced correctly, professionally marketed, and presented well online continue to perform the strongest. Sellers who overprice or delay needed repairs may find themselves sitting on the market much longer than expected.

Douglas County Market Outlook

Overall, Douglas County appears to be moving toward a healthier and more balanced housing market in 2026. Inventory growth is creating more stability for buyers, while sellers can still achieve strong results with the right strategy and presentation.

As we move deeper into the spring and summer market, it will be important to watch whether inventory continues climbing and whether pending sales rebound heading into peak buying season.

If you are considering buying or selling in Douglas County, I would be happy to help you understand how these changing market conditions affect your goals and timing.

Matt Landever
Landever Homes