US housing market in February 2026
The median US home listing price was $403,950 in February 2026, down 2.0% from February 2025, according to Realtor.com. 916,616 homes were for sale (+7.9% from a year earlier); the typical listing spent 70 days on the market, versus 66 a year earlier; 28.3% of listings had a price cut. The 30-year fixed mortgage rate averaged 6.05% in February 2026, compared with 6.84% a year earlier (Freddie Mac). At that rate, the monthly principal and interest on the median-priced listing with 20% down would be about $1,948, down 9.7% from $2,158 a year earlier. Sales of new single-family homes ran at a 630,000 annual rate (-1.7% year over year), with 9.3 months' supply of new homes.
February 2026 in detail
| February 2026 | Value | A year earlier | Change |
|---|---|---|---|
| Median listing price | $403,950 | $412,000 | -2.0% |
| Median price per sq ft (listings) | $223 | $227 | -1.8% |
| Active listings | 916,616 | 849,227 | +7.9% |
| New listings | 365,054 | 354,118 | +3.1% |
| Listings with a price reduction | 259,196 | 262,672 | -1.3% |
| Median days on market | 70 | 66 | +6.1% |
| New single-family homes sold (SAAR, thousands) | 630 | 641 | -1.7% |
| Median new-home sales price | $412,000 | $415,100 | -0.7% |
| Months' supply of new homes | 9.3 | 9.4 | -1.1% |
| Building permits (SAAR, thousands) | 1,540 | 1,446 | +6.5% |
| Housing starts (SAAR, thousands) | 1,346 | 1,491 | -9.7% |
| 30-year fixed mortgage rate (avg) | 6.05% | 6.84% | -11.6% |
| 15-year fixed mortgage rate (avg) | 5.43% | 6.03% | -9.9% |
| Payment on median listing (P&I, 20% down) | $1,948 | $2,158 | -9.7% |
SAAR = seasonally adjusted annual rate. Mortgage rates are the average of Freddie Mac's weekly readings in the month. The payment is an illustration: principal and interest on the median listing price with 20% down and a 30-year fixed loan at that month's average rate, before taxes and insurance.
Frequently asked questions
What was the median home price in February 2026?
The median US home listing price was $403,950 in February 2026, down 2.0% from February 2025, according to Realtor.com.
Sources: Realtor.com (housing inventory), U.S. Census Bureau (new residential sales and construction), S&P Dow Jones Indices (Case-Shiller), Freddie Mac (mortgage rates) and U.S. Bureau of Labor Statistics (rent CPI), via FRED, Federal Reserve Bank of St. Louis. Data checked Nov 6, 5:42 PM ET. Not investment advice.