Durham, Orange & Alamance Housing Market Review: November 2026

Every quarter, we sit down with the MLS numbers for the three counties we work in most: Durham, Orange, and Alamance. This edition covers the third quarter of 2026 (July through September), plus an early look at October.

The short version: the market has more homes for sale than it did a year ago, prices are mostly holding steady, and buyers have more room to negotiate than they’ve had in several years. That’s not a crash, and it’s not a frenzy. It’s a market that rewards preparation on both sides of the table.

The Numbers at a Glance

Source: Flex MLS residential market statistics, by county.

Durham County: Steady Volume, More Choice

Durham closed 1,060 homes in the third quarter, almost exactly what it closed in the same stretch of 2025. What changed is the supply side. There were about 1,500 active listings at the end of September, roughly 15% more than a year earlier.

Monthly median sale prices ran from about $410,000 to $428,000 during the quarter, a little softer than last year’s $420,000 to $450,000 range. Homes that sold went for about 98% of their final list price. That ratio has been remarkably consistent all year, which tells us well-priced homes are still selling close to asking.

The more telling number is sale price compared to the original list price, which was closer to 95% in September. In plain terms, homes that started too high usually had to come down before they sold. In this market, the first price matters more than it did a few years ago.

Average days on market actually came in shorter than last summer, at around 46 days versus about 58. Homes that are priced right and show well are not sitting.

Orange County: Inventory Jumped, and Summer Was Strong

Orange County saw the biggest shift of the three. Active listings at the end of September were up about 38% compared to a year earlier, from roughly 420 homes to about 580. Months of supply rose from under 4 to nearly 5, the highest of the three counties.

Even so, sales were up about 7% for the quarter, and July and August medians came in around $565,000 to $570,000, well above last summer. Orange County is a smaller market than Durham, so the median moves around more from month to month depending on what sells. A handful of larger Chapel Hill homes closing in one month can lift the number noticeably. September’s median settled back to about $495,000.

For buyers who have been waiting on Chapel Hill, Carrboro, or Hillsborough, this is the most selection the county has offered in a long time. For sellers, it means the competition is real, and condition and pricing are what separate the homes that sell from the ones that sit.

Alamance County: The Tightest Supply of the Three

Alamance closed fewer homes this quarter than last year, down about 11%. But it also had the lowest months of supply of the three counties, at about 3.7 in September. Prices held steady to slightly up, with monthly medians between about $315,000 and $334,000.

Alamance continues to be where the numbers make the most sense for buyers stretching a budget. The median sale price runs roughly $90,000 to $100,000 below Durham and well below Orange. That gap is a big part of why so many buyers who feel priced out of Durham or Chapel Hill are looking at Mebane, Burlington, Graham, and Elon.

Our team has a long-term view on this corridor. Because it sits between the Triangle and the Triad, it draws buyers and job growth from both directions. Nobody can promise what any home will be worth in the future, but the commuting geography is a real advantage.

An Early Look at October

October numbers are still preliminary, since some closings get reported late. Here’s what they show so far:

• Closings are down across the board. All three counties closed roughly 17% to 19% fewer homes in October than in October 2025.
• Durham’s median held near $400,000, close to last October’s $406,000.
• Orange’s median dipped to about $471,000, down from $545,000 a year ago. With a smaller sample, one month doesn’t make a trend, but it’s worth watching.
• Alamance’s median rose to about $318,000, up from about $303,000.
• Inventory kept climbing in all three counties, and months of supply edged up again.

This is a typical fall slowdown layered on top of a market that already had more inventory. We expect closings to stay quieter through the holidays, which is normal for our area.

What This Means If You’re Buying

• You have more leverage than you’ve had in years. More listings and longer days on market mean room to negotiate on price, closing costs, repairs, or timing.
• The best homes still move. A well-priced, move-in-ready home in a popular area can still draw quick interest. Don’t assume every home will sit.
• Winter can be a sweet spot. Fewer buyers are out between Thanksgiving and New Year’s. If you’re ready, you’ll face less competition than you will in the spring.

What This Means If You’re Selling

• Price it right the first time. The gap between original list price and final sale price shows that overpricing costs sellers. Homes that need price reductions tend to sit longer and sell for less.
• Presentation matters more with more competition. When buyers have options, they compare. Clean, repaired, well-staged homes stand out in photos and showings.
• Spring prep starts now. If you’re thinking about listing in March or April, the next few months are the right time to handle repairs, decluttering, and small updates without rushing.

Thinking About Selling This Winter or Next Spring?

With more homes on the market, the ones that sell fastest are the ones that look ready on day one. Our free guide, 21 Steps to Get Your House Show-Ready, walks through the repairs, cleaning, and staging steps that make the biggest difference before photos and showings.

If you’d like to know what your home would likely sell for in today’s market, reach out. We’re happy to walk you through recent sales in your neighborhood, with no pressure either way.

Brooks