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Friday, October 30, 2026. Atlanta housing, by the numbers. THE NUMBER: $129,000 That's what the typical metro Atlanta luxury home gave up, compared with its first asking price, when it sat on the market for more than two months. And it's not rare. About 1 in 3 luxury sales over the last 12 months sat that long (29.9%, 1,113 of 3,724 sales). Meanwhile, the homes that sold in the first week got their full asking price, actually a little bit more: 100.2% of the first ask. Here's the full ladder, $1 million plus sales in our 20 areas, October 2025 through September 2026: Days on market Sales Median given up Sale / first ask First week 1,290 about $3,000 over 100.2% 8 to 30 days 793 $45,000 97.0% 31 to 60 days 528 $95,000 94.0% 61+ days 1,113 $129,000 92.3% One honest caveat: the homes that sat also started higher (a median first ask of $1.6 million vs. $1.3 million for the first-week sales). So not every one of them was overpriced. Some are just harder to sell. But the longer it sits, the more it costs, every single step. Haven’t seen the video yet? Link below. Watch the full breakdown: Atlanta's Richest Sellers Just Got a Reality Check My read The sellers who got the reality check this year priced for the market they wanted, not the one they were in. And you see it the most clearly above $3 million. That's a buyer's market, almost a year of supply. But the typical $3 million plus home that sold went under contract in 51 days, down from 70 a year ago, and 26% sold at or above their asking price. So the ones that are priced right are moving faster than they were a year ago. The ones that aren't are just sitting. 46% of the $3 million plus homes for sale have been on the market for at least 120 days, and only 22% of them have cut. That's the lowest of any price range. The Tuxedo Park sale is the whole lesson in one house. The seller cut early, which was the right instinct. It just wasn't enough. It closed $1.6 million below the price they'd already cut to. So when you cut, cut all the way to where the market is. One real cut beats three small ones. Sales #6 to #10 The Top 5 are in the video. Here's the rest of September's top 10, FMLS closings in the 12 core counties. # Where Sale Of first ask Days 6 The River Club, Suwanee $4,225,000 97.1% 8 7 Lake Forrest, Sandy Springs $4,000,000 80.0% 135 8 Powers Ferry Estates, Sandy Springs (new) $3,877,393 97.1% 62 9 Brookhaven $3,865,000 99.2% 118 10 Ivy Ridge, North Buckhead (new) $3,850,000 96.4% 686 #6, The River Club, Suwanee. You met this one in the video. 11,900 square feet, built in 2018, under contract in just 8 days, cash, at 97% of its first asking price. And Suwanee is a buyer's market right now, 6.5 months of supply. That's what pricing it right looks like, even in a slow market. #7, Lake Forrest, Sandy Springs. The opposite story. It first asked just under $5 million and sold for $4 million after 135 days. That's 80% of the first ask, call it $999,000 given up. Built in 2003. #8, Powers Ferry Estates, Sandy Springs. Brand new, built in 2026, about 7,800 square feet. Sold at 97.1% of its first ask in 62 days. A well-priced new build in a seller's market area: Sandy Springs is at 3.7 months of supply. #9, Brookhaven. Asked $3,895,000 and sold for $3,865,000, cash. That's 99.2% of the first ask, only $30,000 off. It took 118 days, but the price held. Brookhaven is one of the tightest luxury markets we track, 3.1 months. #10, Ivy Ridge, North Buckhead. New construction, built in 2025, about 8,800 square feet, sold at 96.4% of its first ask. The 686 days looks wild, right? But new construction often goes on the market before it's finished, so that count can include the build. Treat it as a long listing, not necessarily a stale one. The pattern: four of these five sold within about 4% of their first asking price. The one that didn't, Lake Forrest, gave up almost $1 million. Same story as the Top 5. All 20 areas $1 million plus, tightest to loosest. Homes for sale and months of supply are as of the end of September; sales are the last 12 months vs. the 12 before. 13 seller's markets, 3 balanced, 4 buyer's. All 20 areas combined: 4.7 months of supply, still a seller's market overall, and 3,727 $1 million plus sales over 12 months, up 7.7%. Buckhead is the only big area where sales fell, down 13%, from 515 to 448. It's still the biggest luxury market by dollars, about $1 billion. (Buckhead here is the City of Atlanta side; Sandy Springs is its own row.) Alpharetta is right at the line, 5.1 months, a tenth above seller's territory. And that average hides two markets: resale is 3.5 months, new construction 15. Woodstock flipped: 8.7 months a year ago, 4.3 today. About twice as many listings were withdrawn or expired without selling, and sales went up 18%. Fewer homes sitting, more homes selling. Buckhead and Intown tie for the highest price per square foot, $432. By price range Months of supply in each area, by price range. So the leverage flips at the top. Under $2 million, sellers still have it almost everywhere. Above $3 million, buyers have it everywhere we can measure, and in Milton it's 17.8 months. That's a year and a half of homes. Zip Watch Tightest luxury zips (50+ sales, months of supply): 30030 Decatur: 1.9 30318 West Midtown: 2.3 30338 Dunwoody: 2.4 30062 East Cobb: 2.5 30306 Virginia-Highland: 2.6 Most supply: 30041 Cumming: 7.2 30009 Alpharetta: 7.1 30115 Canton: 6.9 Across all the zips we track, 30 favor sellers, 7 are balanced and 23 favor buyers. What it takes to sell By market type, $1 million plus sales over the last 12 months (averages): Market Avg days Sale / first ask Listings with a cut Seller's 51 97.0% 31% Balanced 68 96.1% 32% Buyer's 77 94.1% 37% So even in a buyer's market, the average luxury sale landed about 6% under its first ask. On a $1.5 million first ask, that's about $90,000. In a seller's market, it's about $45,000. Price cuts: 32% of the $1 million plus homes for sale right now have cut their price at least once. Seller-paid closing costs (share of sales where the seller paid some, and the median amount when they did): $1M to $1.5M: 55%, $10,000 $1.5M to $2M: 47%, $10,000 $2M to $3M: 37%, $13,125 $3M+: 39%, $11,250 Failed listings: 46% of $1 million plus listings over the last 12 months ended without a sale. That counts homes that were withdrawn and put back on, so it overstates true failures a little bit. But Canton is the highest at 62%, and that's a lot of sellers who didn't get where they wanted to go. The play If you're buying: Above $3 million, your leverage is on the homes that have sat 120 days or more and still haven't cut. A fresh, well-priced listing up there is most likely going to get its price. Want new construction up Georgia 400? Ask the builder for help: rates, upgrades, closing costs. In Alpharetta, 42% of luxury homes for sale are new, and they're competing with each other. In Buckhead, you've got time: 5.4 months of supply, and about 4 in 10 luxury listings have sat more than 120 days. In Decatur and Dunwoody, you don't. If you're selling: Price it for the first 30 days. The first-week sellers got their price. When you cut, cut all the way to where the market is. In Alpharetta or Milton, price off the resale homes that actually sold, not the new builds sitting down the street. You're in a different market. One more thing Reply with your area and your price range, and I'll tell you which side has the leverage there right now. See you next month. Reply anytime, I read them. Terence How the numbers work: FMLS closed and active listings at $1 million or more in 20 metro Atlanta areas (12 core counties), single family, townhouse and condo. A home's area is the city on its mailing address, corrected by zip and high school zone. Months of supply is homes for sale at the end of September divided by the average monthly sales over the last 12 months: under 5 is a seller's market, 5 to 6 balanced, over 6 a buyer's market. "Of first ask" is the sale price divided by the original list price. Days on market are total days, relists included, so they run longer than some other sources. Kennesaw (30 sales) and Acworth (35) are thin samples. This is my read of the data, not an appraisal of any one home, and it isn't financial advice.

Saturday, October 24, 2026. Atlanta housing, by the numbers. Read time: 5 minutes. THE NUMBER: 3,322 That's how many single-family homes closed across the 12 core metro Atlanta counties in September, the fewest of any September in GAMLS data going back to 2013. It's 12.7% fewer than last September: about 1 in 8 sales gone, or 482 fewer closings. But here's the twist. Showings went up 4.2%. The buyers didn't leave. They're just not signing. 3,322 closings, the fewest of any September in the data. My read So is that headline true for Atlanta? Yes and no. Yes, sales hit a September low. But the buyers didn't leave. They're just waiting for the right house at the right price, and are taking their time to see many more houses before making a decision. And I'm seeing it firsthand with our buyer clients. They're being a lot more careful with their money. Back in 2022, they would have stretched for a house that needed work. Now, every dollar counts. So they're picky. And with this much inventory, they can be, and they should be. Prices aren't crashing. They're flat. What changed is leverage, and that's a very different thing. If you're selling, the market tells you in the first couple of weeks, and the longer you argue with it, the more it's going to cost you. What moved Inventory: 16,295 single-family homes for sale, up 4.2% and the most of any September since 2019, even with new listings down 8.9%. (GAMLS) Pricing: The 12-month median is $420,060, against $420,000 a year ago. Flat, almost to the dollar. Half of resale listings (50.3%) have cut their price, by 6.0% on average. (GAMLS, FMLS) Rates and demand: The 30-year fixed averaged 7.40% for the week of Oct 15, up from 6.27% a year ago. On a $420,000 house with 10% down, that's about $285 more a month. Pending sales are down 22.0% on today's count. (Freddie Mac, GAMLS) More looking, less signing. $420,000 a year ago, $420,060 now. Your market Metro first, then your county. If you gave me your zip, the card below is already yours. Metro Atlanta this month Metric This month vs last year Median sale price $420,060 +0.0% Closings 3,322 -12.7% Median days on market 50 days +2 days Price-cut share 50.3% first month tracked Months of supply 3.9 +0.1 Balanced, leaning toward buyers. 3.9 months of supply still reads as a seller's market, but only 17.5% of homes for sale went under contract in September (on today's count). Want your county's numbers here? You're seeing the metro view because I don't have your zip code yet. Add it once and every issue opens with your county's actual numbers, not the metro average. Hit "manage your preferences" at the bottom of this email. Takes ten seconds. Want to go deeper than your county? Your zip's full report is one click away. See my zip's full report The Scoreboard Three readings that show what it actually takes to get a home under contract right now. Resale single family, metro Atlanta. Reading 1: Showings. The typical resale listing got 2.4 showings in September. The homes that went under contract took 9.9. At 2.4 a month, that's about four months of showings. Back in September 2021 it took about the same number (9.4), but listings were getting 5.6 a month, so it took less than two. 9.9 showings to go pending, at 2.4 a month. Reading 2: The price cut that works. Half of active resale listings have cut, by 6.0% on average. More than half of the homes that went under contract (55.8%) never cut at all. The ones that did averaged 7.2%, about 1.2 points deeper than the sellers still sitting. Your county, Readings 1 and 2. The same two readings for each of the 12 counties. Resale single family. Showings County Showings to go pending Months at that pace Metro 9.9 4.1 Cherokee 3.6 2.8 Clayton 13.1 3.6 Cobb 6.9 4.1 DeKalb 14.8 5.1 Douglas 8.8 3.7 Fayette 10.6 3.5 Forsyth 6.4 4.3 Fulton 6.3 2.9 Gwinnett 7.4 3.4 Henry 19.4 6.1 Paulding 5.2 3.1 Rockdale 10 3.3 Price cuts County Average cut, still listed Average cut, went pending Metro 6.0% 7.2% Cherokee 5.2% 6.1% Clayton 7.6% 8.6% Cobb 5.5% 7.1% DeKalb 6.7% 8.2% Douglas 5.9% 6.1% Fayette 5.9% 8.4% Forsyth 5.2% 6.2% Fulton 7.4% 8.3% Gwinnett 5.1% 6.1% Henry 5.8% 7.2% Paulding 5.3% 7.5% Rockdale 6.8% 7.5% Henry took the most: 19.4 showings, about six months at its pace. Cherokee took the fewest: 3.6, under three months. Paulding has the biggest gap between the cut sellers have made and the cut that got homes under contract, 5.3% against 7.5%. Fayette's gap looks bigger, but it rests on just 22 contracts. Showings are logged differently from county to county, so read the showings columns as directional. Showings: GAMLS, September. Price cuts: FMLS, active listings on Oct 10 against listings that went under contract Sep 1 to Oct 15. Reading 3: The cost of waiting. Resale homes that sold in September, by how long they sat on the market: 7 points between the first week and day 61. Days on market Share of sales Sale vs original list 0 to 7 21.4% 100% 8 to 30 26.8% 98% 31 to 60 19.2% 95% 61+ 32.6% 93% First week to 61+ days is 7 points. On a $420,000 house, that's $29,400. Call it $29,000. Seller-paid costs. 68.7% of single-family sales in September had seller-paid costs, typically $9,390. Highest: Henry (82.4%) and Paulding (80.5%). Lowest: Cherokee (58.5%). Zip Watch Single-family sales in September, zips with at least 15 sales. Median days on market, and the median sale price as a share of the original list price. Three zips moving fast, four where homes are sitting. Moving fast Zip Sales Days Sale vs list 30338 Dunwoody 22 4 100% 30068 East Cobb 28 12 98% 30144 Kennesaw 46 14 97% Sitting Zip Sales Days Sale vs list 30316 East Atlanta 33 76 95% 30052 Loganville 31 67 96% 30019 Dacula 56 61 96% 30135 Douglasville 47 61 97% Same metro, same month: one zip sold in 4 days, another took 76. That's why the metro average doesn't tell you a whole lot about your house. Your zip does. More zips Add these to the seven above and you have the 15 fastest and 15 slowest of the 85 zips with at least 15 sales in September. More moving fast Zip Sales Days Sale vs list 30083 Stone Mountain 18 12 100% 30038 Lithonia 20 13 99% 30238 Jonesboro 23 16 100% 30094 Conyers 23 16 98% 30106 Austell 15 18 100% 30034 Decatur 19 18 98% 30075 Roswell 45 19 98% 30236 Jonesboro 16 22 98.5% 30013 Conyers 15 22 100% 30252 McDonough 17 23 99% 30294 Ellenwood 16 24 98% 30189 Woodstock 30 24 96.5% More sitting Zip Sales Days Sale vs list 30067 Marietta 21 78 95% 30012 Conyers 24 77 94% 30107 Ball Ground 22 62 96.5% 30134 Douglasville 24 62 95.5% 30114 Canton 53 60 97% 30187 Winston 17 60 97% 30060 Marietta 15 59 97% 30132 Dallas 66 58 97% 30228 Hampton 22 56 97.5% 30009 Alpharetta 15 55 90% 30127 Powder Springs 49 55 97% The play If you're buying: Before you make an offer, have your agent ask the listing agent how many showings and offers they’ve had. Lots of showings and no offers means you've got leverage. Take a hard look at anything past 60 days, and ask for seller-paid closing costs, then ask your lender what that money buys you on the rate. If you're selling: Price for week one. The homes that sold in their first week got their full original price. If you cut, make it count: about 7% is what got homes under contract, and a 1 to 2% nibble just adds days. Before you cut, ask whether a credit gets you there instead. If you're waiting: Prices are flat, not falling. And right now sellers are paying buyers to show up. When rates come down and the crowd comes back, that help tends to go away. Want to run your own numbers? Everything above is the metro, the counties and a handful of zips. Your house, or the one you have your eye on, is a little bit different. So if you're thinking about buying or selling in the next year, let's look at your numbers together: your zip, your price range, your timing, and what it would actually take to get it done in this market. No pressure, and no obligation to work with us. Book a discovery call From the channel Sales just hit their lowest September since 2013, but the buyers didn't leave. In this month's video I break down why, and what's actually getting homes under contract. Watch the full market update One more thing Reply with your zip, and I'll tell you if it's in next month's Zip Watch. See you next month. Reply anytime, I read them. Terence Sources: GAMLS InfoSparks for every market figure (12 core metro Atlanta counties, single family, September 2026; medians, days on market and months of supply are rolling 12 months; September pending sales are still being entered). FMLS for listing-level detail: price cuts, seller-paid costs and Zip Watch. Freddie Mac PMMS for rates.

Atlanta housing, by the numbers. July closed data, 12 counties. Read time: 5 minutes. THE NUMBER: $470,000 That's the median price of a single family home that closed in metro Atlanta in July. Same month last year: $412,000. Call it a 14% jump, $58,000 on the median house. That is not a typo. Now here's the part the headlines will miss. While that was happening, nearly half of everything sitting on the market took a price cut. Both of those things are true at once, and if you understand why, you understand this market. More on that below. What moved Inventory: 15,026 single family homes active across the 12 core counties, which works out to 3.9 months of supply. Under the old rule of thumb, that's balanced with a slight lean toward sellers. (Source: FMLS, July snapshot.) Pricing: 47.1% of active listings have taken at least one price reduction. So call it one out of every two homes on the market right now has already cut its price at least once. (Source: FMLS actives, July.) Rates: 6.65% on the 30-year fixed as of August 20, down two straight weeks, and almost exactly where it sat a year ago at 6.58%. Rates are not the story this year. (Source: Freddie Mac PMMS.) Your market Metro first, then your county. If you gave me your zip code, the county card below is already yours. Metro Atlanta in July Metric July 2026 vs July 2025 Median sale price $470,000 +14.1% Closings 3,845 +12.1% Median days on market 26 29 last year Price-cut share (actives) 47.1% — Months of supply 3.9 — What's selling is selling higher and a little bit faster than last July. What's not selling is getting cut. Both are true at once: this is a two-speed market. Want your county's numbers here? You're seeing the metro view because I don't have your zip code yet. Add it once and every issue opens with your county's actual numbers, not the metro average. Hit "manage your preferences" at the bottom of this email. Takes ten seconds. The play If you're buying: the two-speed market is your map. The fresh, well-priced listings are moving in under four weeks, so if a good one appears, you don't have a month to think. But that 47% cut list is where your leverage lives: those sellers have already admitted the first price was wrong, and every one of them is doing the math on a second cut. Shop both lanes and know which lane the house you want is in. If you're selling: the first 30 days are almost everything. In July's closed data, the typical home that went under contract inside 30 days got its full first asking price. The typical home that took longer settled at 94.8% of first ask. On the median Atlanta house, call it $24,000. Price it right on day one, because the market has stopped paying for optimism. From the channel I walk through this month's full slide deck on camera, including the charts behind that 14% number. One more thing One ask this month: hit reply and tell me the one question about the Atlanta market you want answered in the next issue. I read every reply, and the best question becomes a section. See you next month. // Terence Numbers: FMLS closed sales and active inventory, single family, 12 core metro counties, July 2026 with data through August 7. Rates: Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Medians shift with the mix of what sells; where the mix moved the number, I said so.

Atlanta housing, by the numbers. June closed data, 12 counties. Read time: 5 minutes. THE NUMBER: 4,518 That's how many single family homes closed across the 12 core counties in June. It's 21.6% more than last June, and the busiest month of 2026 so far. So no, the Atlanta market did not freeze. It did something more interesting: it downshifted. Last month this newsletter was called The 18-Day Market. In June the median climbed to 21 days, supply rose from 2.8 months to 3.3, and the share of listings cutting price eased from 48.9% to 44.3%. More homes, more closings, slightly cooler heads. That's not a warning sign. That's a market finding its balance. What moved Inventory: 14,934 single family homes active, up meaningfully from May as summer listings arrived, which works out to 3.3 months of supply. Still leaning seller, but buyers finally have choices. (Source: FMLS, June snapshot.) Pricing: the median June sale closed at $460,000, up 9.5% from $420,000 last June. Meanwhile 44.3% of active listings have taken at least one price cut. (Source: FMLS.) Rates: 6.58% on the 30-year fixed as of July 23. A year ago: 6.74%. Rates keep refusing to be the story. (Source: Freddie Mac PMMS.) Your market Metro first, then county by county. Metro Atlanta in June Metric June 2026 vs June 2025 Median sale price $460,000 +9.5% Closings 4,518 +21.6% Median days on market 21 22 last year Price-cut share (actives) 44.3% — Months of supply 3.3 — A fifth more closings than last June at prices nearly ten percent higher. The volume tells you demand is deep; the extra supply tells you the frenzy is easing. Good month to be a well-priced listing, better month to be a prepared buyer. Fulton County in June Metric June 2026 vs June 2025 Median sale price $648,000 +22.5% Closings 875 +23.1% Median days on market 19 21 last year Price-cut share (actives) 44.4% — Months of supply 3.2 — 875 closings, the most of any county, and a median that jumped 22.5%. Part of that jump is mix, more high-end product closing up north, but Fulton's momentum is not a rounding error. Cobb County in June Metric June 2026 vs June 2025 Median sale price $495,000 +11.8% Closings 728 +23.0% Median days on market 18 15 last year Price-cut share (actives) 43.7% — Months of supply 2.7 — Still the tightest big county at 2.7 months of supply. Closings up 23% and prices up nearly 12%. Cobb remains the metro's pressure cooker. DeKalb County in June Metric June 2026 vs June 2025 Median sale price $425,000 +13.3% Closings 608 +11.2% Median days on market 16 23 last year Price-cut share (actives) 44.1% — Months of supply 2.7 — 16 days median, a full week faster than last June, with 2.7 months of supply. DeKalb quietly matched Cobb for tightness this month. Gwinnett County in June Metric June 2026 vs June 2025 Median sale price $440,000 +1.1% Closings 816 +19.3% Median days on market 21 20 last year Price-cut share (actives) 42.4% — Months of supply 3.5 — Huge volume, 816 closings, but prices basically flat at +1.1%. Gwinnett is the value play among the big four right now. Cherokee County in June Metric June 2026 vs June 2025 Median sale price $495,000 +4.2% Closings 380 +45.0% Median days on market 19.5 22 last year Price-cut share (actives) 47.1% — Months of supply 3.1 — Closings up 45% for the second straight month. Cherokee is where the metro's growth is actually happening, one closing table at a time. Forsyth County in June Metric June 2026 vs June 2025 Median sale price $650,000 -14.2% Closings 360 +71.4% Median days on market 25 19.5 last year Price-cut share (actives) 48.1% — Months of supply 3.4 — Forsyth again: median down 14%, closings up 71%. Same story as May, louder. This is an entry-level wave washing through a luxury county, and it's changing who can afford to live there. Paulding County in June Metric June 2026 vs June 2025 Median sale price $380,000 +10.1% Closings 250 +18.5% Median days on market 30 31 last year Price-cut share (actives) 45.7% — Months of supply 3.6 — A real bounce-back month: prices up 10%, closings up 18.5%. Last month's soft spot found its footing. Henry County in June Metric June 2026 vs June 2025 Median sale price $367,985 +0.4% Closings 158 +6.8% Median days on market 39 36 last year Price-cut share (actives) 42.2% — Months of supply 5.0 — Five months of supply and 39 days on market: the metro's slow lane, and the closest thing to a true buyer's market on this page. Douglas County in June Metric June 2026 vs June 2025 Median sale price $323,250 -2.0% Closings 126 -6.0% Median days on market 35 40.5 last year Price-cut share (actives) 43.2% — Months of supply 4.6 — Slightly fewer closings at slightly lower prices. Douglas is drifting sideways, which for a buyer means time to think, a luxury most of the metro doesn't offer. Clayton County in June Metric June 2026 vs June 2025 Median sale price $250,000 +2.9% Closings 111 -8.3% Median days on market 32 25 last year Price-cut share (actives) 43.1% — Months of supply 4.1 — Still the metro's most affordable county at a $250,000 median. Slower this month, which cuts both ways: fewer sales, more negotiating room. Rockdale County in June Metric June 2026 vs June 2025 Median sale price $322,450 -0.2% Closings 66 0.0% Median days on market 34 28 last year Price-cut share (actives) 43.9% — Months of supply 5.0 — Flat everything on small numbers. Rockdale took June off. Fayette County in June Metric June 2026 vs June 2025 Median sale price $465,000 +3.9% Closings 40 +33.3% Median days on market 25 22.5 last year Price-cut share (actives) 44.3% — Months of supply 5.8 — Forty closings is a small sample, so hold every Fayette number loosely. Faster than May, still nearly six months of supply. Negotiate. The play If you're buying: this is the best buyer's month of 2026 so far, and not because prices dropped. It's because choice arrived: inventory built all through June while the pace eased off May's sprint. You can now see a house twice before offering in most of the metro. Use the breathing room to be picky, not passive: the good ones still go in under three weeks. If you're selling: your competition just grew. Nearly 15,000 active listings means your launch price is competing with more alternatives than at any point this year, and 44% of the sellers around you have already cut. The winning move hasn't changed since spring: price against what's PENDING in your neighborhood, not what's sitting. From the channel I walk through this month's full slide deck on camera, chart by chart. One more thing Want next month's numbers in your inbox instead of hunting them down? The signup is on the homepage. One email a month, your county's numbers, five minutes. That's the whole pitch. See you next month. // Terence Numbers: FMLS closed sales and active inventory, single family, 12 core metro counties, June 2026. Rates: Freddie Mac Primary Mortgage Market Survey, July 23, 2026. Medians shift with the mix of what sells; where the mix moved the number, I said so.