By David A. DuBose | The DuBose Group at RealtyEdge Brokers | September 16, 2026 A few weeks ago, someone asked why I believed Auburn would remain a strong real estate market. I gave the disclaimer any responsible real estate broker should give: No one can guarantee what a housing market will do. Interest rates change. Employers come and go. Buyer confidence can shift. A local event can affect a community in ways that national forecasts never anticipate. With that said, my answer was fairly simple. The demand for housing in Auburn has consistently exceeded the number of properties available for sale. Even in a slower market, I believe that underlying strength remains. The easiest way I know to explain it is to picture a large funnel. How the Housing Funnel Works The funnel holds the homes currently available for sale. New listings pour into the top, while closed sales remove homes through the opening at the bottom. When new listings and sales occur at roughly the same pace, the amount of inventory inside the funnel remains fairly stable. The market may not feel frantic, but it continues to move. That is close to what I see in the Auburn housing market as a whole. Buyers keep the opening wide enough for homes to leave the market at a pace reasonably close to the arrival of new listings. Some price ranges and property types move faster than others, but demand continues to apply pressure to the available supply. Economists describe this relationship using inventory, sales velocity, absorption rate and months of supply. I call it the housing funnel. The Federal Reserve Bank of San Francisco explains housing inventory in much the same way. New listings represent homes flowing into the available supply, while sales represent homes flowing out. When the two remain near one another, inventory stays relatively balanced. When sales outpace new listings, available inventory contracts. When new listings exceed sales, inventory begins to accumulate.[1] The funnel also helps explain why our local market cannot be evaluated as one uniform group. Auburn single-family homes, Auburn condominiums, new construction and properties in different price ranges each create their own smaller funnels. Buyers and sellers place different amounts of pressure on each one. Auburn condominiums provide a good example. Demand tied to the academic calendar can make that segment highly seasonal. At certain times of the year, condos may sell quickly enough to nearly empty their supply funnel. A few months later, the balance may look different. That does not mean the entire Auburn market changed direction. It means one segment experienced a different rate of inflow and outflow. Why Limited Supply Supports Prices When the number of available homes is low and buyers continue purchasing, those buyers compete over a limited selection. Properly priced homes tend to sell faster, sellers face less competition and prices receive support. The Texas Real Estate Research Center describes an inverse relationship between housing inventory and price growth. When inventory is tight, competition among buyers tends to push prices upward. As inventory expands, competition shifts toward sellers and price growth generally slows.[2] The Federal Reserve Bank of New York defines months of supply as the amount of time the existing inventory would last if homes continued selling at the current pace. A low inventory-to-sales ratio signals scarcity and can place upward pressure on prices.[3] This is one reason a slower market does not automatically equal a weak market. Homes may take longer to sell than they did during the unusually fast pandemic market. Buyers may negotiate more carefully. Mortgage rates may limit purchasing power. None of those factors necessarily means Auburn has developed a large surplus of homes. The more important question is whether available inventory is growing faster than buyers can absorb it. As long as buyer demand remains reasonably consistent and the supply of homes stays constrained, the funnel continues to support the market. Price appreciation may slow, but slower appreciation is not the same thing as depreciation. Every Funnel Has a Limit A strong history does not make any real estate market immune to risk. Local employment is one of the clearest examples. A major employer does more than issue paychecks. It supports home purchases, rents, retail spending and the confidence families need before making long-term financial commitments. Eufaula experienced that type of disruption when a large metal-building employer closed after operating for decades. At one point, the company provided paychecks to more than 600 people. The property was not replaced by another comparable industry. An employment loss of that size can reduce the pool of qualified and confident buyers. In terms of the funnel, the opening becomes smaller. Homes continue entering the market, but fewer buyers are available to remove them. Inventory then begins to accumulate. If that imbalance continues, months of supply rises. Homes take longer to sell. Sellers compete more directly against one another, and price reductions become more common. Eventually, a market that had favored sellers can begin favoring buyers. HousingWire recently described the delay that often occurs during this transition. Inventory may rise before sellers adjust their expectations. During that gap, the market sees more price reductions, relistings and longer marketing times as buyers become increasingly selective.[4] That adjustment does not happen evenly. One neighborhood, price range or property type may weaken while another remains competitive. What Happens When the Funnel Overfills? If homes enter the market faster than buyers purchase them, inventory builds. The funnel may eventually reach the point where supply spills beyond what existing demand can support. Sellers then face several choices. They can reduce the price, improve the condition of the property, offer concessions or wait longer for the right buyer. Some will remove their homes from the market altogether. If the imbalance becomes large enough or lasts long enough, prices may begin to decline. Research into housing-price dynamics also shows that real estate prices can build short-term momentum and later move back toward longer-term economic fundamentals, including local income.[5] That does not mean every period of rapid appreciation must end in a crash. It does mean prices cannot separate indefinitely from what local households can afford. This is why employment, income, population movement, construction and affordability all matter. They can change either the amount of housing entering the funnel or the number of buyers capable of pulling homes through it. Why Auburn Still Appears Resilient My opinion about Auburn does not rest on the belief that prices will always rise or that every listing will sell quickly. It rests on the relationship between supply and demand. Auburn continues to attract buyers with different reasons for entering the market. Some are moving for employment. Others have ties to Auburn University. Families purchase primary residences, investors consider rental opportunities, parents look at condominiums and retirees choose the area for their next stage of life. Those buyers do not all shop in the same part of the market or at the same time. Together, however, they create layers of demand. That demand helps keep Auburn’s housing funnel moving even when higher mortgage rates slow the national market. It does not eliminate risk, and it does not protect an overpriced or poorly prepared property from sitting on the market. It simply gives Auburn a stronger base than a community dependent on a single buyer group or employer. The funnel can narrow. It can widen. Certain sections can fill while others nearly empty. For now, the central question remains the same: Are homes entering the Auburn market faster than buyers can absorb them? Based on what I see in the local market, the answer has generally remained no. That is why, even in a slower real estate cycle, I continue to view Auburn as a strong and resilient housing market. This article reflects general observations about local housing-market behavior and is not a guarantee of future property values or market performance. Individual results vary by location, property type, condition, price range and timing. Research and Sources Federal Reserve Bank of San Francisco, “Pandemic-Era Demand Squeezed Housing Inventories,” January 6, 2025. The researchers examine housing inventory as the balance between new listings entering the market and sales removing homes from it. Texas Real Estate Research Center, “Inventory and Price Growth: Applying the Phillips Curve to Housing Cycles,” December 4, 2025. The analysis describes the inverse relationship between housing inventory and the rate of price growth. Federal Reserve Bank of New York, “Explaining the Gap Between New Home Sales and Inventories,” May 2000. Although focused on new construction, the report provides a useful explanation of the inventory-to-sales ratio and months of supply. HousingWire, “Housing Inventory Rises, but Sellers Are Still Adjusting Pricing,” 2026. The analysis examines the delay between rising inventory, seller expectations and price adjustments. Jing Zhang, The Ohio State University Department of Economics, “House Price Dynamics,” November 6, 2013. The paper studies short-term price momentum and longer-term mean reversion in metropolitan housing markets.

By David A. DuBose, Qualifying Broker, RealtyEdge BrokersPublished September 9, 2026 | Local data updated through September 8, 2026 National housing forecasts describe broad trends, but closed sales in Auburn, Opelika, Lee County, Eufaula and Auburn condos are telling five different stories in 2026. National housing news can be useful, but it cannot tell you what a particular East Alabama home is likely to sell for or how long the sale may take. From January 1 through September 8, 2026, five nearby markets produced very different combinations of sales volume, average sold price and marketing time. That is why our weekly market updates end with a simple reminder: every market tells a different story. In this article What is the national housing market doing? How are East Alabama markets different? What does this mean for sellers? What does this mean for buyers? Frequently asked questions What Is the National Housing Market Doing in 2026? The national picture is best described as slow normalization under continued affordability pressure. Realtor.com’s midyear forecast called for existing-home sales to rise 1.0% in 2026, with an average mortgage rate of 6.3%, existing-home price appreciation of 1.2% and inventory growth of 3.6%.2 That outlook was much more restrained than many forecasts published before the year began. The revisions matter. The National Association of REALTORS® initially projected a 14% increase in existing-home sales for 2026.3 By April, NAR reported that its forecast had been reduced to 4%.4 In its July report, NAR said year-to-date existing-home sales were up 2.4% nationally, even though July sales declined 1.7% from June.5 Mortgage rates remain central to affordability. Freddie Mac reported that the average 30-year fixed-rate mortgage was 6.71% on September 3, 2026.6 Together, these figures describe a market that is functioning but remains sensitive to monthly payments, available inventory and local incomes. National statistics can also appear to conflict because they measure different things. NAR reported that home prices rose in 80% of metropolitan markets during the second quarter of 2026.7 Realtor.com reported that national asking prices were down 2.5% year over year in June.8 One source is discussing metropolitan sales-price results while the other is discussing asking prices. Buyers and sellers should compare sold prices with sold prices, listing prices with listing prices, and national figures with national figures. How Are East Alabama Housing Markets Different in 2026? Our local analysis compares closed residential sales from January 1 through September 8 in 2024, 2025 and 2026. Total closed sales combine resale and new-construction closings where applicable. The figures use average sold price, not median price.1 Closed sales from January 1 through September 8 Local market 2026 closed sales Change from 2025 2026 average sold price Change from 2025 2026 average DOM Auburn 602 -15.4% $564,000 +10.3% 65 Opelika 456 +8.3% $383,962 -1.2% 55 Lee County outside Auburn and Opelika 210 -10.6% $385,804 -2.0% 64 Eufaula 57 -16.2% $279,428 +16.0% 190 Auburn condos on Tiger Transit 172 +10.3% $337,621 +4.8% 31 Auburn: Fewer Closings and a Higher Average Sold Price Auburn recorded 602 closed sales, down 15.4% from the same period in 2025. Its average sold price increased 10.3% to $564,000, while average days on market rose from 58 to 65. Much of the sales decline came from new construction: new-home closings decreased from 281 to 184. These averages do not mean every Auburn home gained 10.3% in value. A change in the mix of homes sold can move an overall average. Opelika: More Sales With Relatively Stable Average Pricing Opelika recorded 456 closed sales, an 8.3% increase from 2025. Its average sold price decreased 1.2% to $383,962, and average days on market improved from 58 to 55. Both resale and new-construction closings increased. This combination describes a more active market without a large change in the overall average sold price. Lee County Outside the Cities: A Mixed Result Lee County outside Auburn and Opelika recorded 210 closings, down 10.6% from 2025 but still 15.4% above 2024. The average sold price decreased 2.0% from 2025 to $385,804, while average days on market improved from 69 to 64. Acreage, utilities, property type, road access and condition can make these county properties especially difficult to compare through a single average. Eufaula: A Smaller Market With a Much Longer Selling Period Eufaula recorded 57 closings, down 16.2% from 2025. The average sold price increased 16.0% to $279,428, while average days on market rose from 127 to 190. Because the sales count is smaller, a limited number of higher-priced closings can move the average substantially. Sellers should pay close attention to expected marketing time, carrying costs, property condition and current competition. Auburn Condos on Tiger Transit: Higher Activity and Shorter Marketing Time The defined Tiger Transit condo segment recorded 172 closings, up 10.3% from 2025. Its average sold price increased 4.8% to $337,621, and average days on market fell from 43 to 31. This segment moved differently from Auburn’s overall residential market, demonstrating that property type and location can change the story even within the same city. No single label accurately describes all five markets. Calling all of East Alabama a buyer’s market or a seller’s market without defining the location, property type and price range leaves out information that can materially affect a decision. What Does This Mean for an East Alabama Seller? A seller should build a pricing and marketing plan from recent comparable sales within the property’s actual competitive set. An Auburn detached home should not be evaluated using Eufaula’s marketing time, and a house outside the city limits should not be priced from a Tiger Transit condo trend. When average days on market is increasing, preparation, condition and launch pricing become even more important. What Does This Mean for an East Alabama Buyer? Buyers should not assume that national reports of price declines guarantee the same negotiating leverage everywhere. The 2026 local results show stronger sales activity in Opelika and the Tiger Transit condo segment, while Auburn’s overall closing count and Eufaula’s sales slowed. A buyer’s leverage depends on the specific property, its time on market, competing inventory, seller priorities and financing terms. Follow the Five Local Markets Our weekly Market Minute pages track current inventory, average list price, price per square foot, days on market and recent pending activity: Auburn Real Estate Market Update Opelika Real Estate Market Update Lee County Real Estate Market Update Auburn Condos on Tiger Transit Market Update Eufaula Real Estate Market Update The Bottom Line The national housing market provides context. The local market shapes the transaction. As of September 8, 2026, Auburn, Opelika, Lee County, Eufaula and Auburn condos are producing materially different outcomes. Buyers and sellers can make better decisions by starting with the exact market and property type involved, then using national reporting to understand the broader financial environment. Considering a move?Contact David and Casey DuBose for a property-specific review of recent comparable sales, current competition and the strategy that fits your goals. Frequently Asked Questions Is the East Alabama housing market up or down in 2026? It depends on the location and the metric. Through September 8, Opelika and Tiger Transit condo sales volume increased from 2025, while Auburn, Lee County outside the cities and Eufaula recorded fewer closings. Average sold prices also moved in different directions. Are home prices falling in Auburn, Alabama? Not based on the year-to-date average sold price in this analysis. Auburn’s average increased from $511,359 in 2025 to $564,000 in 2026, although closed sales declined and average days on market increased. That does not mean every Auburn home appreciated by the same percentage. Why can local results differ from national housing news? Local inventory, construction activity, property mix, price range and buyer demand can differ substantially from national conditions. National sources may also report median prices or asking prices, while this local analysis uses average prices for closed sales. Methodology Local figures include closed residential sales recorded from January 1 through September 8 in each comparison year. “Total closed sales” combines resale and new-construction sales where applicable. Auburn condo figures cover the defined group of condominiums on Tiger Transit routes. Average sold price is the arithmetic mean, not the median. Days on market is the average reported for closed sales. MLS records can be revised after publication. Research and Sources RealtyEdge Brokers MLS analysis prepared by David A. DuBose, closed residential sales from January 1 through September 8 of 2024, 2025 and 2026. Local MLS records may be revised after publication. Realtor.com Economic Research, “2026 Midyear Housing Market Predictions and Forecast,” July 8, 2026, accessed September 9, 2026. National Association of REALTORS®, “NAR Forecast: Home Sales Expected to Jump 14% in 2026,” November 14, 2025, accessed September 9, 2026. National Association of REALTORS®, “Slow Sales, High Home Prices: What’s Going On?,” April 13, 2026, accessed September 9, 2026. National Association of REALTORS®, “Existing-Home Sales,” July 2026 results published August 11, 2026, accessed September 9, 2026. Freddie Mac, “Primary Mortgage Market Survey,” rate reported September 3, 2026, accessed September 9, 2026. National Association of REALTORS®, “Metropolitan Median Area Prices and Affordability,” second-quarter 2026 results, accessed September 9, 2026. Realtor.com Economic Research, “June 2026 Monthly Housing Trends Report,” accessed September 9, 2026.