Lower August Median Price, More Inventory and a Market Giving Buyers More Leverage
August brought a noticeable change to the Awbrey Butte real estate market. The median sale price moved below $1 million, sales slowed considerably from July, and available inventory remained relatively high compared with the number of homes changing hands.
At the same time, the median price per square foot actually increased, making August a good example of why no single statistic tells the entire story.
Median Sale Price: $985,000
The median sale price fell to $985,000 in August, down from $1,260,000 in July and $1,349,000 in June.
That's a substantial month-to-month change, but with only 7 sales during August, the mix of homes sold can have an outsized effect on the median. I wouldn't interpret the decline by itself as evidence that Awbrey Butte home values suddenly dropped by more than 20%.
Looking back through 2026, the neighborhood's median sale price has moved between $985,000 and $1,349,000, illustrating how much the monthly number can fluctuate depending on which properties close.
Median Price Per Square Foot: $476
Interestingly, while the median sale price declined, the median price per square foot increased to $476, compared with $431 in July and $451 in June.
That contrast is important.
A lower median sale price combined with a higher price per square foot suggests that the types and sizes of homes selling in August were likely different from those that sold during the preceding months. It reinforces the importance of looking beyond median sale price when evaluating the direction of the neighborhood.
Sales Activity Slowed
Seven homes sold in August, down from 16 in July and 17 in June.
Total neighborhood sales volume declined accordingly, from $20,681,500 in July to $7,926,765 in August.
Of August's seven sales, 4 were cash purchases and 3 were financed. That's a relatively even split and shows cash buyers remain an important part of the Awbrey Butte market.
Pricing Is Becoming More Important
One of August's more revealing statistics is the relationship between asking prices and eventual sale prices.
Homes sold for 93.81% of their original list price. They also sold for 93.81% of their list price at the time of sale.
That's down from July, when homes sold for 95.17% of their original asking price and 96.77% of their list price at the time of sale.
The August numbers suggest buyers had considerably more negotiating room. With more properties competing for fewer sales, sellers can't necessarily assume buyers will meet the asking price.
Inventory Gives Buyers More Choices
Awbrey Butte ended August with 50 active listings, unchanged from July according to the spreadsheet.
Against only seven August sales, that represents approximately 7.1 months of inventory, compared with roughly 3.1 months in July.
That's one of the most significant changes in this month's numbers.
The number of available homes didn't increase—but the pace of sales slowed, which effectively created considerably more inventory relative to current demand.
For buyers, that means more choices and potentially more negotiating leverage.
For sellers, it means pricing, presentation and understanding the competition become increasingly important.
Market Time Remained Stable
The median days on market was 37 days, almost identical to July's 36.5 days.
That's interesting given the slowdown in sales. The homes that actually found buyers weren't necessarily taking dramatically longer to sell. Instead, fewer properties were making it across the finish line during August.
Looking at 2026 So Far
Through August, the spreadsheet records 93 Awbrey Butte sales totaling $116,060,165 in sales volume.
The monthly median sale price has averaged approximately $1.15 million, while the median price per square foot has averaged about $458.
Against those benchmarks, August's $985,000 median sale price was below the year's monthly average, while its $476 per-square-foot figure was above it.
Again, that divergence suggests August's lower median price shouldn't be viewed in isolation.
What It Means
August shifted the balance somewhat toward buyers on Awbrey Butte.
There are still buyers in the market, including cash buyers, but seven sales against 50 active listings creates a very different environment than July's 16 sales against the same number of listings.
Buyers can afford to compare properties and negotiate.
For sellers, this doesn't mean homes aren't selling. It means the market is becoming less forgiving of aggressive pricing. With more competing properties available for each buyer, getting the price and presentation right from the beginning matters more.
Bottom Line
Awbrey Butte's August numbers show a market with more buyer leverage and greater competition among sellers. The median sale price declined to $985,000 and sales slowed to seven, while 50 homes remained available. Yet the median price per square foot increased to $476 and market time remained virtually unchanged.
That combination suggests something more nuanced than simply rising or falling prices. The mix of homes selling changed, buyers became more selective, and pricing became increasingly important.
If you're considering buying or selling on Awbrey Butte, I'd be happy to help you look beyond the neighborhood averages and see how these trends apply to a particular property.
