Inventory up 11%, days on market down 3.

The headline numbers

Active listings finished March at 2,418 — up 11% year-over-year. Average days on market dropped from 41 to 38, and the sale-to-list ratio held steady at 99.2%. Median sale price ticked up 2.4% to $892,000.

Translation: more inventory came on faster than buyers absorbed it, but buyers are still moving quickly when something hits their criteria.

What's actually moving

The 4-bed family homes in Westview are the hottest segment — 11 days median on market, 3% over asking on average. The $1.2–1.6M band specifically is moving in under a week with multiple offers. The slowdown is at the top: $2M+ properties are sitting an average of 67 days, often with one or two price reductions before they close.

Three theories on Q2

1. Rates hold. Most consensus says the Fed waits until July at earliest. With 30-yr fixed at 6.85%, the marginal buyer keeps doing the math and waiting.
2. Rates drop 50bps. If they do — even briefly — expect the spring frenzy. We've seen this pattern twice in the last cycle: a 50bps drop pulls 6 months of pent-up demand into 30 days.
3. Rates climb back to 7.5%+. Less likely but possible. If it happens, expect the median price to flatten or dip 2–3%, and inventory to balloon as sellers who were waiting to list panic-list before the next leg up.

What we're advising

For buyers: If you find the right house, take it. Trying to time the rate market is a five-year game; you're solving for the next decade of your life. The interest-rate delta on a $700k house at 6.5% vs 6.85% is $148/month — meaningful but not life-changing.

For sellers: List in May or early June. The buyer pool peaks then. Don't price aggressively above the comps — the days of "price it $50k high and they'll bid up" are over for now.