Published October 4, 2026 in Market Update

Troy has more listings, but demand is rising faster

By Dylan Tanaka

Real estate, Troy

The one fact that changes what you should do right now: the Real Estate Data Aggregator counted pending sales across Troy up 13.6% in the three months ending July 31, 2026. More buyers are committing, even as more homes hit the market. That gap matters whether you are buying or selling.

Supply is up, yes. The Real Estate Data Aggregator shows 188 homes for sale across Troy, up 10.6% from the same period last year. New listings rose 11.1% to 391. Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. More choice is real, both here and everywhere.

But buyers have not stepped back. Pending sales rose 13.6% across Troy. Demand grew faster than supply did. That is the key detail. A bigger pile of listings does not mean a slow market when buyers are absorbing them quickly.

One more headwind: rates climbed back above 7%

Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. That is worth knowing. Higher rates can slow some buyers down. Yet Troy's pending sales number says buyers here are still moving. Preparation and pricing matter more than ever when rates squeeze budgets.

Realtor.com also reported that price cuts hit 20.8% of listings nationally in September, the highest since October 2022. Troy is not immune to that pressure. Homes that start at the wrong price are the ones that sit.

How each ZIP code read, three months ending July 31, 2026

What stands out in each ZIP

ZIP 48083 is the most affordable entry point. The Real Estate Data Aggregator put the median sale price at $380,000, up 8.6% from a year ago. Homes sold in 19 days at 99.1% of list. Inventory actually fell 10.9%, so buyers here have fewer choices than last year.

ZIP 48084 saw the biggest jump in buyer activity. Pending sales rose 41.5%, and more than half of homes, 51.7%, went under contract within two weeks. The median sale price was $480,000, up just 1.1%. Homes sold fast and close to full asking price at 99.9%.

ZIP 48085 is where competition shows up most clearly. The Real Estate Data Aggregator found homes selling at 101.1% of list price, and 54.2% sold above asking. Median days on market held steady at 15, unchanged from a year ago. Inventory rose 18.9%, but buyers kept pace.

ZIP 48098 had the biggest price move. The Real Estate Data Aggregator recorded a median sale price of $682,500, up 40.7% from the same period last year. New listings jumped 28%, yet homes still sold in a median of 14 days. More than half, 53.3%, went under contract within two weeks.

What this means if you are selling

More listings means buyers have options they did not have last year. They will skip a home that is overpriced or poorly presented. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Troy is outpacing that in most ZIP codes. But price it wrong and you join the 20.8% of listings nationally that needed a cut, according to Realtor.com.

The good news: buyers are still moving fast. Nearly 43 out of every 100 homes in 48083 went under contract within two weeks. In 48098 it was more than 53 out of 100. Prepared sellers in the right price range are not waiting long.

What this means if you are buying

You have more homes to look at than buyers did a year ago. That is genuinely useful. But do not mistake more listings for slow competition. In 48085, more than half of homes still sold above asking. In 48084, pending sales nearly doubled. Know your ZIP before you make an offer.

Rates above 7% change your monthly payment in a real way. Run the numbers carefully before you stretch. The Federal Housing Finance Agency reported prices rose 0.3% month over month in July. Prices are not falling. Waiting for a dip is a strategy with real costs of its own.

One last thing. These numbers cover whole ZIP codes. One street, one subdivision, or one price range can read very differently from the ZIP it sits in. If you want to know what is happening on your block, send me your address and I will tell you.