Published October 18, 2026 in Market Update

Secondary Markets are moving faster than the national mood

By Justin Vierra

Real estate, Secondary Markets

CNBC reported that pending home sales were down 8.5% year over year nationally. But the Real Estate Data Aggregator counted pending sales across Secondary Markets up 6.3% in the three months ending August 31, 2026. That gap is the whole story. What happens across the country is not what is happening on your street.

The Real Estate Data Aggregator counted 274 homes sold across ZIPs 95822, 95831 and 95864 in the three months ending August 31, 2026. That is up 18.6% from the same months a year before. Nationally, Realtor.com reported mortgage rates topped 7% in September 2026 for the first time since January 2025. Rates like that slow buyers down in many places. Here, buyers kept showing up anyway.

Supply fell while sales rose. The Real Estate Data Aggregator shows homes for sale across these three ZIPs dropped 3.9% year over year. More buyers, fewer choices. That combination tends to put pressure on prices and speed. You can see both playing out below, ZIP by ZIP.

ZIP 95822: steady price, faster pace

The Real Estate Data Aggregator put the median sale price in 95822 at $450,000 for the three months ending August 31, 2026. That is unchanged from a year before. Prices did not move, but activity did. The Real Estate Data Aggregator counted 97 homes sold, up 19.8% year over year. Pending sales hit 109, up 9% from the same period in 2025. Homes are going under contract faster too. The median days on market fell to 16 days, 3 days shorter than a year ago.

Nearly half of all 95822 homes went under contract within two weeks of listing. That share is up 6.8 points from a year ago. If you price right here, you do not wait long. The average sale price as a share of list price was 99.7%, up 0.6 points year over year, according to the Real Estate Data Aggregator. Sellers are getting very close to what they ask.

ZIP 95831: the fastest of the three

The Real Estate Data Aggregator put the median sale price in 95831 at $662,500 for the three months ending August 31, 2026. That is down just 0.4% from a year ago, a very small dip. Meanwhile, the Real Estate Data Aggregator counted 98 homes sold, up 34.2% year over year. Pending sales rose 17.8%. Homes are selling in a median of 12 days, which is 6 days shorter than a year ago.

Sellers in 95831 are getting more than they ask, on average. The Real Estate Data Aggregator put the sale-to-list ratio at 101.8%, up 1.5 points year over year. Nearly half of all homes, 46.9%, sold above list price. That share jumped 12.6 points in one year. New listings rose 30.1% year over year, yet supply is still only 1.3 months. Buyers are absorbing new inventory quickly.

ZIP 95864: prices up, but pace takes more patience

The Real Estate Data Aggregator put the median sale price in 95864 at $950,000 for the three months ending August 31, 2026. That is up 9.8% year over year, the strongest price gain of the three ZIPs. But this one reads a little differently. The Real Estate Data Aggregator shows median days on market rose to 30 days, which is 10 days longer than a year ago. Pending sales fell 7.4% year over year.

The share of 95864 homes that went under contract within two weeks fell 12.1 points year over year, to 37.3%, according to the Real Estate Data Aggregator. Prices are higher, but buyers are taking more time. That is not a crisis. It is a signal to price carefully from the start. The Real Estate Data Aggregator still counted 79 homes sold, up 2.6% year over year, and months of supply fell to 2.2 months.

What the national picture adds

CNBC reported the average 30-year fixed mortgage rate at 7.50% as of mid-October 2026. Realtor.com noted rates surged nearly 40 basis points in September 2026 alone. Fannie Mae, as reported by CNBC, forecasts a 7.4% rate in the fourth quarter of 2026. Those are real costs for buyers. Yet the Real Estate Data Aggregator shows demand here held up through August. Rates matter, but local supply and local pricing matter just as much.

Realtor.com also reported that price cuts hit 20.8% of listings nationally in September 2026, the highest share since October 2022. That tells you overpriced homes are getting corrected across the country. Here, the Real Estate Data Aggregator shows sale-to-list ratios above 99% in every ZIP. That gap between national and local is worth knowing before you set a number.