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The Southwest Homestead market
Market report · Neighbourhood · Sep 2026
The Southwest Homestead market, in numbers
Part of Homestead — see the Homestead report
Homes in Southwest Homestead typically sell in about 88.5 days, close around 1.2% under ask, prices are down 1.6% on a year ago. With 50.6 months of inventory, it’s a buyer’s market.
Median sale price
$450k
↓ −31.1% MoM↓ −1.6% YoY
4 sales closed in Sep 2026
Median rent
$2,600/mo
↑ +13.0% MoM↑ +23.8% YoY
8 leases closed in Sep 2026
Time to sell
88.5 days
typical days on market
Days from listing to going under contract.
Negotiation room
1.2% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
50.6 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
6.9%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
+19% vs Homestead overallmedian sale price
Sells 1 days slower than Homesteaddays on market
HOA fees 0.34× the Homestead averageper sqft, monthly
Your questions, answered
Straight answers from Southwest Homestead’s closed transactions.
What does a home here cost?
The median sale closed at $450k in Sep 2026, down 1.6% on a year ago. Typical sales ranged $400k–$597k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,114/mo including taxes and HOA — comfortable at a household income around $125k a year, using the 30% rule. Renting instead costs $2,600/mo.
Is now a good time to buy?
50.6 months of inventory points to a buyer’s market, and sellers are accepting about 1.2% under ask. Prices are roughly flat on a year ago.
How fast do homes sell?
About 88.5 days from listing to contract in Sep 2026. The pace picks up toward October and slows around February.
How much room is there to negotiate?
Closings typically land 1.2% under asking price, and 34% of active listings have already reduced their price (median cut 6.0%).
When is the best time to list?
Closings peak in October and bottom out around February. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($2,600/mo) equals 6.9% of the median sale price, before fees and taxes. HOA fees run 0.34× the Homestead average.
Buying vs renting
Price-to-rent ratio is 14.4 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$450k↓ −31.1% MoM↓ −1.6% YoY
Sep 2026 — median $450k · 4 sales · 88.5 days on market
$0
$1.0M
$2.0M
$3.0M
$4.0M
$5.0M
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’26
To rent — median monthly rent
Monthly rent, $
$2,600/mo↑ +13.0% MoM↑ +23.8% YoY
Sep 2026 — median $2,600/mo · 8 leases · 65 days on market
$1,000
$2,000
$3,000
$4,000
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
Studio
—
$1,075/mo
2 closed Low sample
1 bed
—
$1,600/mo
6 closed Low sample
2 beds
—
$1,781/mo
8 closed Low sample
3 beds
$422k
$2,560/mo
46 closed
What sells here
Sales mix and median price by property type, last 12 months.
House
$488k
86% of sales · 37 closed
Townhouse
$344k
14% of sales · 6 closed
Market depth
Supply and demand
Listings per month
Sep 2026 — 4 closed · 12 new · 253 active
0
100
200
300
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in October
0
2
4
6
8
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Sep 2026 — 34% of active listings cut · median cut 6.0%
0%
10%
20%
30%
40%
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.05 per sqft · Sep 2026
$0.00
$0.10
$0.20
$0.30
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
Median monthly HOA fee per square foot among closed sales.
How neighbourhoods compare across Homestead
Median sale price, last 12 months. Tap a row to open its report.
Based on 205 closed transactions over the period shown · Updated Oct 4, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.