Josephine County Real Estate: Market Stats and Outlook
Hey neighbors,
Whether you're in Grants Pass enjoying the Rogue River views, out in Merlin with some acreage, or down in the Illinois Valley, I know you're tuned into our market—especially if you're pondering a move this year. As we start 2026, here's my breakdown of the latest MLS data plus some fresh insights on where we're headed. I've been helping folks buy and sell here for years, and this lines up with the showings and offers I'm handling daily.
We closed out 2025 on a balanced note, with inventory giving buyers more breathing room and a nice bump in pendings hinting at momentum into the new year.
- **Absorption Rate**: 5.33 months (up 5.5% from Nov 2024). YTD: 5.74 months (up 15.5%). We're solidly balanced between buyer and sellers—great for realistic pricing without the old frenzy.
- **Active Listing Prices**: Avg $587,818 (up 9.5%), Median $462,000 (up 1.5%).
- **Sold Prices**: Avg $453,198 (up 4.6%), Median $412,000 (up 6.5%). YTD median up 1.5% to $405,000.
- **Days on Market**: Median 56 days (up 30% from last Nov), reflecting more buyer choice.
- **Volume**:
- Solds: 90 (down 2.2%), YTD 938 (down 4.6%).
- Pendings: 92 (up 33.3%—love seeing this!), YTD 1,019 (up 5.1%).
- Actives: 448 (up 4.2%).
- New Listings: 78 (down 10.3% seasonally).
The mid-range ($300K–$500K) remains our hotspot, with pendings strong there. Lower-end sales softened a bit, while some higher brackets showed gains.
## Early 2026 Outlook
Statewide and regionally, we're seeing stabilization with modest growth expected. Oregon home prices rose about 0.9–3% in late 2025, inventory is up (giving buyers options), and sales volume dipped seasonally but with steady demand from lifestyle movers. In Josephine County specifically:
- Recent medians around $375K–$437K (varying by source), with some reports showing slight dips or stability in average values.
- Homes taking 60–90+ days on market lately, aligning with our balanced shift.
- Positive signs: Pending surge in November + easing rates could spark an early spring pickup.
What It Means for You
- **Buyers**: More inventory means better selection and negotiation room—especially if you've been waiting. With rates stabilizing, now's a solid time to get pre-approved and tour.
- **Sellers**: Price competitively (especially under $400K where competition softened), stage well, and highlight our Rogue Valley perks. Well-prepared homes still move, and that pending jump is encouraging.
2025 was resilient here in Josephine County—prices held steady overall despite more choices. If you're thinking about buying riverfront, upsizing in Grants Pass, or downsizing to something low-maintenance, let's talk. I'm here for free consults, market comps, or just to chat.
